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Stratford on Avon Strategic Housing Land Availability Assessment

SHLAA Panel

Terms of Reference

The Panel will be focused on assessing the delivery of sites and therefore will include individuals with experience and knowledge of development viability and the local market.

Membership of the SHLAA Stakeholder Panel has been agreed by the District Council and is attached.

Functions of the Stakeholder Panel

The functions of the panel shall be:

1. To assess the deliverability of sites within Stratford-on-Avon District which are identified through the SHLAA study

2. To report to the Panel Review meetings the findings of their own assessment of sites and to work with other members of the Panel to arrive at a Panel view which will advise the City Council as to the deliverability of housing sites identified by the SHLAA.

Procedures for the Panel and Steering Group

1. The Steering Group and Panel shall meet at such times and locations as the Authority agree

2. Meetings shall (subject to the discretion and ruling of the person chairing such meetings) be conducted as informally as the requirements of the orderly and effective business may allow

3. At every meeting each representative attending shall record such presence on the attendance sheet circulated at the meeting

4. Each representative shall be entitled to receive a copy of the Agenda, minutes (where prepared) and papers relating to the proceedings of the Panel

5. All representatives shall declare any personal or financial interests in a site or sites. This declaration shall be in writing prior to the commencement of the meeting where that site is to be discussed.

6. No representative shall arrange a press release or other form of publicity regarding the functions of the Panel without the consent of the Authority

7. Any discussions of sites during meetings and any assessments of sites in writing shall remain confidential until such time as the Authority release a draft or final document for public viewing

8. All information relating to sites, provided by the Authority or Consultant Team, to representatives shall remain the property of the Authority and will not be used by representatives for any purposes other than the assessment of the sites as part of the SHLAA.

SHLAA Panel Members

Name & Organisation Louise Wyman Homes & Communities Agency Miranda Rogers Stansgate Planning LLP Jon Rowson Barratt & David Wilson Homes Mercia Ruth McKeown Hallam Land Management Limited Peter R Clarke Peter Clarke & Co LLP Keith Greenall Greenall Construction Joy Taylor Bromford Housing Association Ltd

Martyn Luscombe Stratford Voice Nicholas Dauncey Transport & Highways Warwickshire County Council Laura Perry Environment Agency Phil Ward Warwickshire Rural Community Council

Stratford Strategic Housing Land Availability Assessment

Meeting of SHLAA Panel

3pm 12 April 2012

District Council offices, Elizabeth House, Church Street, Stratford-upon-Avon

Meeting Note

Attendees Jon Rowson Barratt & David Wilson Homes Mercia Ruth McKeown Hallam Land Management Limited Keith Greenall Greenall Construction Joy Taylor Bromford Housing Association Ltd Michael Hill Bromford Housing Association Ltd Martyn Luscombe Stratford Voice Nicholas Dauncey Warwickshire County Council Transport & Highways Phil Ward Warwickshire Rural Community Council Miranda Rogers Stansgate Planning LLP Mark Russell Peter Brett Associates (formerly Baker Associates) Dave McDonald Stratford-on-Avon District Council

Apologies Louise Wyman Homes and Communities Agency Peter R Clarke Peter Clarke & Co LLP Laura Perry Environment Agency Steph Chettle Stratford-on-Avon District Council

Circulation of note: All invited parties

Record of main points and actions

1 Welcome and Introductions Action1.1 MR welcomed members of the Panel to the first meeting. The

process for the review of the Stratford SHLAA was outlined and the broad role of the Panel – to provide a view on the deliverability and developability of sites and to comment on market conditions and issues relating to economic viability.

1.2 DM confirmed that the Council had undertaken a process to invite attendees on to the Panel. All those who attend Panel meetings should confirm their acceptance in writing.

All

2. Terms of reference2.1 Draft terms of reference were discussed and agreed by all

present.

3. Methodology and programme3.1 MR explained the draft methodology in detail. 3.2 It was suggested that the base date for the study should be 1

September 2011 rather than 1 April 2011, as this is the latest date for which the Council has comprehensive data. It was agreed that this issue would be discussed further with the Council.

MR/DM

3.3 The threshold of 6+ dwellings for SHLAA sites was discussed. Although there is likely to be a significant supply from smaller sites, it was agreed that the SHLAA would pick up the supply from smaller sites through the windfall allowance.

3.4 It was suggested that the SHLAA should take into account impact on the Green Belt. MR stated that SHLAAs do not generally consider Green Belt to be a “clear cut constraint” and previous SHLAAs for Stratford had taken a neutral approach to sites within the Green Belt.

3.5 MR explained that an inception meeting had been held with Stratford-on-Avon District Council officers.

3.6 The call for sites letter has been placed on Stratford-on-Avon District Council’s web page.

3.7 The County Council is assessing a short list of sites outside settlements for impact upon the highways network and accessibility to services. It was agreed that Peter Brett Associates would liaise with the County Council to ensure the SHLAA takes account of this work

MR/ND

3.8 It was confirmed that the SHLAA will assess sites for the potential for housing, which could including affordable housing in rural areas.

3.9 It was suggested that the housing trajectory should assess supply against a range of possible housing targets, not just the Council’s preferred approach. It was agreed that a range would be looked at.

MR

3.10 Gypsy & Traveller sites won’t be assessed as part of the SHLAA.

3.11 MR explained that the Council had asked the SHLAA to assess some large rural brownfield sites for their potential to accommodate a new settlement. The County Council is also undertaking a strategic transport assessment for a small number of these sites. It was agreed that Peter Brett Associates would liaise with the County Council to ensure the SHLAA takes account of this work

MR/ND

3.12 The format for reporting the SHLAA has yet to be determined. A future Panel meeting will consider the draft report. It was recommended that a paper copy of the SHLAA in addition to electronic versions would be helpful. This was agreed.

MR

3.13 Peter Brett Associates will revise the methodology based on today’s discussion.

MR

4.0 Local housing market in 20124.1 It was agreed that the local market is very different now than

when the last market assessment was carried out in 2008. 4.2 Sales values have been affected by a lack of mortgage

availability. Land values have been affected by planning obligations and CIL will have a large impact.

4.3 Some small schemes in most attractive towns and villages and in other premium locations (e.g. riverside) can still achieve significant sales values.

4.4 Market for flats is depressed but there is still a market for a small amount of apartments in the right locations.

4.5 It will be difficult to assess the market in some rural locations as there are few comparable schemes.

4.6 There is likely to be a growing need for smaller affordable properties in the light of national welfare reforms.

4.7 The rush to avoid the increase in Stamp Duty provided a short term boost to sales up to March 2012. General agreement that market improvement unlikely for at least another 12 months.

4.8 It was recommended that developers and house builders are contacted to discuss the current market. MR confirmed this would happen.

MR

5.0 Date of next meeting5.1 A meeting is planned for the end of May 2012 to review site

assessments. It was recommended that the meeting should be held earlier to maximise attendance. It was agreed that this issue would be discussed further with the Council.

MR/DM



3pm 24 May 2012


Meeting Note

Attendees

Peter R Clarke Peter Clarke & Co LLP Nicholas Dauncey Warwickshire County Council Transport & Highways Keith Greenall Greenall Construction Michael Hill Bromford Housing Association Ltd Joy Taylor Bromford Housing Association Ltd Martyn Luscombe Stratford Voice Ruth McKeown Hallam Land Management Limited Miranda Rogers (MR) Stansgate Planning LLP Phil Ward Warwickshire Rural Community Council

Sharon Jefferies Peter Brett Associates (formerly Baker Associates) Mark Russell (MLR) Peter Brett Associates (formerly Baker Associates) Steph Chettle Stratford-on-Avon District Council Dave McDonald Stratford-on-Avon District Council

Apologies Laura Perry Environment Agency Jon Rowson Barratt & David Wilson Homes Mercia Louise Wyman Homes and Communities Agency



1 Notes of 12 April meeting Action1.1 The notes of the 12 April meeting were noted and agreed. 1.2 ND requested that Dave Neale (WCC) be allowed to attend the

next meeting to give highway comments. This was agreed. ND

2. Community liaison2.1 SC reported that a request had been received for wider

community representation during the production of the SHLAA. After discussion, it was agreed that whilst the SHLAA was a technical evidence base study and not a policy document,

SC/DM

there was some merit in inviting community views on the deliverability of sites and the factual content of the study. The Panel recommended that consultation on the final report should occur. Factual comments received during consultation could then be published alongside the SHLAA report. Any comments received regarding future planning policy and the suitability of sites could be considered further during the plan process.

3. Draft site assessment forms – Developable sites and Broad Locations

3.1 MLR introduced the initial site assessment forms for the settlements of Alcester, Bidford on Avon, Henley in Arden, Kineton, Shipston on Stour, Southam, Stratford upon Avon, Studley and Wellesbourne. Information was being awaited from District Council conservation officers and County highway comments were also being requested.

3.2 The Panel gave comments on the initial assessment results, including comments on relevant planning history, physical constraints, landowner and developer interest, site yield and likely delivery timescales.

3.3 MLR and SJ took notes and agreed to update the site assessment forms to reflect the information received.

MLR/SJ

3.4 DM referred to relevant archaeological and ecological surveys and requested that this information be checked for the approved SHLAA sites.

MLR/SJ

3.5 MR stated that in settlements where no suitable sites have been identified, the SHLAA should rank the rejected sites in order of potential suitability, to help the Council with its policy deliberations. SJ referred to the site criteria for the SHLAA and stated that a consistent approach had been taken for all settlements.

3.6 ML requested the use of a projector and screen at the next meeting to help with the identification of sites.

DM/MLR

4.0 Date of next meeting4.1 MLR stated that a meeting is planned for the end of June 2012

to consider site assessments for the 39 local service villages and the draft report format. Information from the landscape sensitivity study for these villages is due to be completed early June, allowing consultants to prepare the site assessment forms for the next meeting.

MLR/SJ

4.2 A provisional date of 28 June 2012 at 3pm was agreed, to be confirmed by the Council.

SC/DM



3pm 28 June 2012


Meeting Note

Attendees

Peter R Clarke Peter Clarke & Co LLP Keith Greenall Greenall Construction Martyn Luscombe Stratford Voice Ruth McKeown Hallam Land Management Limited Phil Ward Warwickshire Rural Community Council

Sharon Jefferies Peter Brett Associates (formerly Baker Associates) Mark Russell (MLR) Peter Brett Associates (formerly Baker Associates) Dave McDonald Stratford-on-Avon District Council

Apologies Laura Perry Environment Agency Jon Rowson Barratt & David Wilson Homes Mercia Louise Wyman Homes and Communities Agency Miranda Rogers (MR) Stansgate Planning LLP Steph Chettle Stratford-on-Avon District Council Michael Hill Bromford Housing Association Ltd Joy Taylor Bromford Housing Association Ltd Nicholas Dauncey Warwickshire County Council Transport & Highways



1 Notes of 24 May meeting Action1.1 The notes of the 24 May meeting were noted and agreed. 2. Draft site assessment forms – Developable sites and

Broad Locations 2.1 MLR introduced the initial site assessment forms for the Local

Services Villages, as set out in the Draft Core Strategy (Feb 2012). Information was being awaited from District Council County highway comments were also being requested.

2.2 The Panel gave comments on the initial assessment results,

including comments on relevant planning history, physical constraints, landowner and developer interest, site yield and likely delivery timescales.

2.3 MLR and SJ took notes and agreed to update the site assessment forms to reflect the information received.

MLR/SJ

2.4 DM referred to relevant archaeological and ecological surveys and requested that this information be checked for the approved SHLAA sites.

MLR/SJ

3.0 Next step3.1 MLR stated that a draft report would be sent to the Panel and

the Council on Tuesday 3rd July for comments, before finalising the final report.

MLR/SJ

3.2 Comments on the draft report would be returned by the Panel and the Council by Tuesday 10th July.

Panel/DM

26th March 2012 Dear Consultee, Stratford-on-Avon District Council, Strategic Housing Land Availability Assessment Review 2012 Baker Associates conducted a Strategic Housing Land Availability Assessment (SHLAA) for Stratford-on-Avon District Council in 2008 and again in 2009. The SHLAAs considered the suitability, availability and achievability of sites with potential to accommodate new housing within or adjacent to the larger settlements of the district. Copies of these previous studies are available on the District Council’s web site at http://www.stratford.gov.uk/planning/planning-1741.cfm and http://www.stratford.gov.uk/planning/planning-2791.cfm The District Council has now decided to review and update the SHLAA for 2012. For this review, the scope of the search has been extended to include assessing sites for housing potential at the following settlements: Stratford-upon-Avon Alcester, Bidford-on-Avon, Henley-in-Arden, Kineton, Shipston-on-Stour, Southam, Studley, Wellesbourne Alderminster, Alveston, Bearley, Bishops Itchington, Brailes (Upper and Lower), Claverdon, Clifford Chambers, Earlswood, Ettington, Fenny Compton, Gaydon, Great Alne, Halford, Hampton Lucy, Harbury, Ilmington, Lighthorne Heath, Long Compton, Long Itchington, Long Marston, Mappleborough Green, Moreton Morrell, Napton-on-the-Hill, Newbold-on-Stour, Northend, Oxhill, Pillerton Priors, Priors Marston, Quinton (Lower), Salford Priors, Snitterfield, Stockton, Tanworth-in-Arden, Tiddington, Tredington, Tysoe (Upper & Middle), Welford-on-Avon, Wilmcote, Wootton Wawen You are invited to submit sites at these settlements which you would like to be considered as having potential for new housing. You may have submitted details of sites at the larger settlements to the previous studies. If you did you do not need to submit further representations unless there have been changes in circumstance which may be material to the consideration of the site. If you are commenting on a site in the previous studies it would be very useful if you could use the site reference number used in those studies.

If you wish to identify a new site, you should send us, as a minimum, a detailed plan at 1:2500 or 1:1250 identifying the precise site boundaries. If supporting information is available it would also be useful to receive: • your reasons for believing the site to be suitable for development • the number of dwellings you think it is suitable for, with reasons • when you would envisage the dwellings being constructed (i.e. which year(s)) • any constraints to development you are aware of, and what needs to be done to

overcome such constraints • your opinion of the market for the site, in terms of dwelling type and sales rate, together

with any comment regarding market constraint. If the site is currently in use please can you indicate whether the current occupier is aware that the site is being promoted for future housing development. In order for us to be able to look at any submitted opportunity we need to have a response by Monday 16 April 2012. Please submit your information to: Sharon Jefferies Baker Associates 10 Queen Square Bristol BS1 4NT We must make it clear that neither ourselves nor Stratford-on-Avon District Council are under any obligation to discuss the merits of any suggested site in planning terms, and we will not be able to disclose any details of the study outcomes prior to its publication by the Council. If you wish to receive confirmation that your submission has been received please include an email address with your submission, along with a request to be notified. Yours sincerely

Mark Russell For and on behalf of Baker Associates

Site Assessment Criteria Suitability Criteria Further Detail Policy Restrictions Is it affected by any designations? Are there any overriding and clear cut

planning policies or designations which prohibit development on the site? We have agreed with the Home Builders Federation that these designations are: -

• International, European or national environmental designations (incl. Special Protection Areas, Special Areas of Conservation, Ramsar sites, Local Geological sites, Sites of Special Scientific Interest, Sites of Nature Conservation Interest

• Nature reserves, Historic parks and gardens, Scheduled Ancient Monuments.

Would development on this site contravene an adopted local planning

policy in principle? For example: • Is the site outside existing settlement boundaries? • Is the site identified (protected, allocated) for an alternative

land use (e.g. employment, open space) Physical Restrictions Are there any physical problems, limitations or potential issues picked up

on in the survey which in your opinion are unlikely to be capable of being overcome? We considered the following types of physical constraints:

• Topography (flat, undulating, steep etc) • Ground conditions (unstable / contamination) • Flooding (Flood Zones 2/3) • Access (road/rail etc) • Accessibility to local services / facilities • Physical infrastructure

Potential Impacts Are there any potential impacts of development on site or off site which in your opinion are unlikely to be capable of being mitigated against? We considered the following types of potential impacts:

• Landscape character • Conservation areas / listed buildings • Nature conservation / biodiversity • Noise • Residential amenity • Compatibility with neighbouring uses

Availability Criteria Further Detail Developer intention to develop

A site is considered available if: • The site is controlled by a housing developer who has

expressed an intention to develop, or; • The land owner has expressed an intention to sell.

Because planning applications can be made by persons who do not need to have an interest in the land, the existence of a planning permission does not necessarily mean that the site is available. Where problems have been identified, then an assessment has been made as to how and when they can realistically be overcome.

Landowner intention to sell

A site is considered available for development, when, on the best information available:

• There is confidence that there are no legal or ownership problems, such as multiple ownerships, ransom strips, tenancies or operational requirements of landowners.

Achievability Criteria Further detail Location, site characteristics, adjacent uses

Note possible effects on sales values, using common sense, advice from developers/agents, e.g., high - low value sales area

Demand for particular type and mix of housing

Take account of location development in similar areas, advice from developers/agents, e.g. high - low value sales area

Constraints, physical and policy

Take account of all constraints and assess the extent to which they can be overcome, e.g., public funding

Design and conservation issues

Note likely effects on house design, additional costs and revenues.

Abnormal physical development items

Take account of likely effects of major infrastructure, contamination remediation, flood alleviation, highway/drainage improvements, S.106 package.

Delivery issues Assess start date, anticipated sales rates, completion date, with any risks assessed.

Arrival at viability and achievability conclusion

By reference to all criteria, taking advice as necessary from Stakeholder Panel. This should be evident in most cases.

Where achievability is in doubt or marginal

Use of residual valuation models and further discussion with developer/agent/owner. Deferral of development if current market is the reason.

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Planning permissions 1 April 2011 to 30 June 2012Planning application number

Address Settlement Net dwellings

10/02686/FUL � �Land Adjacent To 1 Roebuck Park Alcester 111/00385/OUT Kinwarton Farm Road, Kinwarton Alcester 12512/00467/FUL 4 Crompton Avenue, Bidford-on-Avon, Alcester, B50 4DG Bidford-on-Avon 111/00548/FUL � �� 17A High Street, B50 4BQ Bidford-on-Avon 111/01255/FUL � �Kington Grange Farm, Kington Lane Claverdon 110/02702/FUL � � �Green Farm, Warwick, CV35 9HP Combrook 112/00395/FUL � �� Tree House Farm, Fulready, Stratford-upon-Avon, CV37 Ettington 111/00178/FUL � � � � �Gaydon Farm, Kineton Road, Warwick, CV35 0EP Gaydon 610/00420/OUT Maudslay Park Retirement Village Great Alne 17911/01310/FUL � �223 High Street, B95 5BG Henley-in-Arden 111/01423/FUL � � �62A Arden Road, B95 5LH Henley-in-Arden 111/01746/FUL � �� Botley Hill Farm, Tanworth Lane, B95 5QY Henley-in-Arden 312/00353/OUT 13 Meadow Road, Henley-in-Arden, B95 5LD Henley-in-Arden 112/00723/EXT Knollands Farm, Honington, Shipston-on-Stour, CV36 5BG Honington 110/01585/FUL � �The Old Bakehouse, Front Street, Shipston-on-Stour, Ilmington 211/01937/FUL � �� Norton Manor, Norton Grange, Warwick, CV0DP Little Kineton -111/01564/FUL Stockton Road Long Itchington 1012/00176/FUL Park Farm, Land Adjacent Crinkle Crankle, High Street, Lower Lower Brailes 111/02428/FUL � � � �High House Farm, Birmingham Road, Studley, B80 7DF Mappleborough Green 410/02759/FUL � � �18 Cleeve Road, B50 4NR Marlcliff 111/02656/FUL � �Clouse Wood Farm, B80 7EL Morton Bagot 110/02106/FUL � � � �Land Adj The Trees, Butt Hill, Southam, Warwickshire, Napton-on-the-Hill 110/02778/FUL � �Panthedge Barn, Doles Road Napton-on-the-Hill 112/00320/FUL Elms Farm Cottage, Newbold Pacey, Warwick, CV35 9DP Newbold Pacey 212/00800/FUL Meadow Gate Farm, Shuckburgh Road, CV47 7RY Nr Priors Marston 112/00674/FUL Cross on the Hill Farm, Clifford Road, Stratford-upon Avon, CV37 Nr Stratford-upon-Avon 111/02582/FUL � � �Short Meadow Cottage, Whatcote Road, Warwick, CV35 Oxhill 111/00310/FUL � �� Spring Hill Farm, Keys Lane, Southam, CV47 7SA Priors Marston 111/00728/OUT Stratford Road Shipston-on-Stour 1511/01499/FUL �� 16 Sheep Street, CV36 4AF Shipston-on-Stour 111/01496/FUL � � �Wyntors, 23 High Street, CV36 4AJ Shipston-on-Stour 111/01971/FUL � � �38 Sheep Street, CV36 4AE Shipston-on-Stour 111/00182/FUL � � � �Pettiphers Garages Ltd, Church Street, CV36 4AT Shipston-on-Stour 811/02799/FUL The Shambles, Market Place, Shipston-on-Stour, CV36 4AG Shipston-on-Stour 211/02560/FUL � �Land Adj 1 Mill Road Southam 112/00745/FUL � �� Veterinary Surgery, 88 Coventry Street, CV47 0EA Southam 111/02836/FUL Eydon Pike Farm, Napton-on-the-Hill, Southam, CV47 8PE Southam 111/01805/FUL � � � �20 And 20A High Street, Southam, CV47 8JZ Stockton 111/00497/FUL � � �34 Wellesbourne Grove, CV37 6PD Stratford-upon-Avon -111/01452/FUL � � �Land Adjacent To Regency Cottage, 30 Maidenhead Road, Stratford-upon-Avon 111/00592/FUL � �2 Benson Road, CV37 6UU Stratford-upon-Avon 111/01207/FUL � � �19 High Street, CV37 6AU Stratford-upon-Avon 111/01337/FUL � � � �Hathaway Green Stores, 301 Alcester Road, CV37 9JJ Stratford-upon-Avon 111/00718/FUL � � � �31 Melville House, New Street, CV37 6EB Stratford-upon-Avon 110/00810/FUL � � � �54 Hathaway Lane, Warwickshire, CV37 9BL Stratford-upon-Avon 110/00640/FUL � � � �128 Banbury Road, Warwickshire, CV37 7HU Stratford-upon-Avon 111/00815/FUL � �� Land At Rear Of 71 Evesham Road, CV37 9BA Stratford-upon-Avon 111/02103/FUL � �� Marlyn Hotel, 3 Chestnut Walk, CV37 6HG Stratford-upon-Avon 111/01033/FUL � � �26 Glebe Road, CV37 9JU Stratford-upon-Avon 111/02246/FUL � � � �Trinity House, Aintree Road, CV37 9FY Stratford-upon-Avon 210/01172/FUL � � � ��Land Adj 105 Albany Road, Warwickshire Stratford-upon-Avon 311/02860/FUL � � �30 Bull Street, CV37 6DT Stratford-upon-Avon 311/00867/FUL � � �141-147 Clopton Road, CV37 6TE Stratford-upon-Avon 711/02072/FUL � � �207 Banbury Road, CV37 7HT Stratford-upon-Avon 2811/01490/OUT Land West of Birmingham Road, Bishopton Stratford-upon-Avon 16011/02170/FUL Brooklands Store and part of 57 and 59 Shottery, CV37 9HD Stratford-upon-Avon 112/00300/FUL � � �141-147 Clopton Road, CV37 6TE Stratford-upon-Avon 212/00872/FUL Land to rear of 57 Shottery Road, Stratford-upon-Avon Stratford-upon-Avon 1

11/02838/FUL 3 Ashley Court, Shipton Road, Stratford-upon-Avon, CV37 7RY Stratford-upon-Avon 111/00367/FUL � � �4 Highfield Road, B80 7RA Studley 111/00932/FUL � �Land Adjacent To 6 Orchard Way Studley 111/02255/FUL � �3 Highfield Road, B80 7RA Studley 111/02736/FUL � �21B Alcester Road, B80 7AG Studley 211/02341/FUL � � �62 Station Road, B80 7JS Studley 311/02412/FUL � � �26 To 32 High Street, B80 7HU Studley 311/01114/FUL � �Former Works, New Road Studley 811/02196/FUL � �Land Adjacent To 22 Charlecote Close Tiddington 111/01852/FUL � �� Springfield House, School Lane, Banbury, OX17 1DD Warmington -110/02644/FUL � � �Warmington Methodist Church, Chapel Street, Banbury, Warmington 111/01878/FUL � � �Penmans, First Floor The Precinct, School Road, Wellesbourne 111/02096/FUL � � � �26 Kineton Road, Warwick, CV35 9LQ Wellesbourne 111/01373/FUL � ��Wellesbourne Police Station, Kineton Road, Warwick, Wellesbourne 111/02197/OUT � � � �59 Warwick Road, Warwick, CV35 9LX Wellesbourne 111/00778/FUL � � � �2A Stratford Road, Warwick, CV35 9RN Wellesbourne 2011/02703/OUT Land off Ettington Road (East) Wellesbourne 225

Sub Total 867

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Appendix 5: Sites within Settlements with Potential - Detail

Site refALC721

SettlementAlcester

Site AddressFormer St Nicholas School site, School Road

Gross Site Area (ha)0.67

Description of siteThe site comprises a redundant primary school which is currently occupied by a youth club, surrounded by a residential area.

Current/previous landuseD1 Non residential institutions

Type of siteBrownfield

Planning statusPre-application discussion

Planning historyThere have been pre application enquiry (PREAPP/00139/11) relating to an Extra Care Housing Scheme. However, flooding issues would be a problem for this use. Therefore residential use would potentially be promoted.

Suitability summaryThe site offers a suitable location for residential development, as the school is closed and surplus to requirement. Although on brownfield land, the site is within the floodzone and therefore any proposals will be required to address issues relating to flooding.

Availability summaryWarwickshire County Council have indicated that the school is surplus for requirement and is actively being promoted for development in 2012. It potentially could be either extra care housing scheme, residential or a supermarket.

Net Site Area (ha)0.11

Policy contextThe site is within flood zone 3 but a previously developed site within the development boundary of Alcester.

Physical constraintsFlooding issues would reduce the number of units that could be developed on this site.County Highways state they 'have had some discussions regarding possible residential care home - northern access preferred with southern access closed off onto School Road.'

Potential impactsThere are no known potential impacts.

Market appraisalThis site is being lined up by WCC for a scheme of affordable sheltered housing. This could accommodate about 35 sheltered flats, although a desktop review by WCC assumes 60 - 90 units, which is considered too high a total for this site. The yield was agreed at 35 units to be developed within the 0-5 year period.


2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that the site is economically viable and the capacity of a developer to complete and sell the housing in the short term in this area is good, despite the current economic downturn. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

Conclusion�Because of its location and characteristics, this site would be suitable for a reduced yield of approximately 20 dwellings due to flooding issues, depending on how the County Council decide to proceed.

This map is based upon the Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationary Office - © Crown Copyright. All rights reserved. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. © Stratford-on-Avon District Council 2012. License number: 100024287. 2012

Final suggested yield:20

Final density:177

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph3

40dph5

50dph6

Yield summaryIt is considered that a relatively high density mix of housing (2/3 & 4 beds) would come forward but that development may focus on the previously developed area of the site, fronting Moorfield Road. Therefore a total of approximately 20 dwellings may be brought forward. The Panel agreed with the assessment of this site.


Site refBID103

SettlementBidford on Avon

Site AddressLand off Lambourne Close


Description of siteThe site is an existing house called Hillview and extensive land adajcent existing residential housing estate on the edge of Bidford on Avon. The site has good access off Lambourne Close and is heavily screened from the established housing estate. There appears to be mature trees on this flat site. Ajdacent is amenity land to the south; and existing Gypsy and Traveller sites and vacant land to the east.

Current/previous landuseAgriculture

Type of siteGreenfield

Planning statusAllocation (housing)

Planning historyThe site was allocated for development in the adopted Local Plan.

Suitability summaryFrom the information available, the site is considered suitable for housing development in principle because of the characteristics of the site and its surrounding area. There are no known policy or physical constraints preventing development.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is within settlement boundaries. Agricultural land grade 2.

Physical constraintsWork has been undertaken regarding drainage and flooding showing there are no constraints to development. Access is possible from Lambourne Close or together with the rest of the Friday Furlong site via Waterloo Road.County Highways state that the 'principle of access from Lambourne Close is acceptable.'

Potential impactsThe Landscape Sensitivity Study concludes that the site has a low/medium landscape sensitivity to housing development. This is an enclosed, self contained zone comprising a geometric pattern of small, rectangular shaped enclosures, formerly used for intensive horticultural and top fruit production, but now largely abandoned and covered by tall herb vegetation and scrub. Housing development could be accommodated retaining deciduous blocks of vegetation to help mitigate effects. The Habitat Biodiversity Audit (2009) identified part of the site for trees, therefore any proposal would require further ecological investigation.

Market appraisal�This site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.


2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good, despite the current economic downturn. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 30 units likely to be started in about 2013 and completed by 2016, depending on the recovery of the housing market.



Final density:35

2011 - 20120

2012 - 20130

2013 - 201410

2014 - 201520

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph26

40dph34

50dph43

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for medium density development typically comprising a mix of detached, semi -detached and terraced dwellings at an average density of about 30-35 dph, and the suggested yield is 30 units. The Panel agreed with the assessment of this site.


Site refUCS/SITE/BID002


Site AddressFriday Furlong, Waterloo Road


Description of siteParts of the site are occupied by Gypsies and Travellers, and other parts are scrubland and vacant areas of land. It is situated on the northern edge of the built up area of Bidford on Avon.

Current/previous landuseMixed


Planning statusPlanning permission before base date (will lapse)

Planning historyPlanning permission 09/00247/OUT received for demolition of existing buildings, erection of 125 dwellings and medical centre, provision of open space, related roads and parking provision. Site is unlikely to be developed within this permission. 11/01771/REM (layout of roads for 30 dwellings)


Availability summary�The owner or agent confirms that the site is unlikely to be developed within the existing permission. However a new permission is likely to be submitted for a similar scheme.


Policy contextThe site is within the development boundary.

Physical constraintsNone

Potential impactsThere are a number of Gypsy and Traveller sites on this site which need relocating.



2027 - 20280

2026 - 20270

Achievability summary�From the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good, despite the current economic downturn. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

ConclusionThe site currently has planning permission for residential development which is unlikely to be implemented. However, the agent confirms that a further application will be submitted for the site for a similar scheme, for approximately 100 units. The principal of development has already been established through the existing permission and the site is still available for residential development.



Final density:66

2011 - 201250

2012 - 201350

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph46

40dph61

50dph76

Yield summaryA new permission is likely to be submitted for a similar scheme of 100 units. The Panel agreed with the assessment of this site.


Site refGAY102

SettlementGaydon

Site AddressLand at The Gaydon Inn, Banbury Road


Description of siteThe site is a pasture field located between existing residential properties, redundant public house and the main road B4100. There is no access from the road B4100.



Planning statusNo planning status

Planning historyThere is no known planning history.

Suitability summary�From the information available, the site is considered suitable for housing development in principle because of the characteristics of the site and its surrounding area. There are access issues that would need to be resolved in enabling the development to come forward.



Policy context�The village does not currently have settlement boundaries. The redundant public house to the south east of the site is a listed building.

Physical constraintsThe site does not have good access onto the main road to the east of the site. However, access could either be accessed around the Gaydon Inn which is currently redundant although listed, or alternatively it could come forward with site GAY101 which would provide access.Highway comments - Access could feasibly be achieved around the Gaydon Inn however, further details of how access were to be formed and maintained would need to be submitted for further consideration. Access elsewhere along the main road is difficult due to visibility being obscured by necessary street furniture (specifically advanced direction signs on approach to the roundabout).

Potential impactsThe Landscape Sensitivity Study states that this site is within zone G03 which has a medium landscape sensitivity tolerance to change. The back gardens contain mature trees such as weeping willow, poplar and ash, and mature shrubs forming a loose hedgerow to the north west edge, and a trimmed hawthorn hedge to the main road, the B4100, which create an enclosed area. The area is not very tranquil due to the surrounding development and road noise and presence of the pub. This area could accommodate around 4 new dwellings if the density was planned to match that in the immediate environs; in this case a central service road would allow backs of properties to face backs of those around the area. If access was from beside the pub, the hedge to the B4100 should be extended to around 5m with native species trees and this strip should be outside the curtilage of private dwellings and should be protected by a planning condition to allow it mature.The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as linear scrub.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 14 units which could be started in the medium term, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:22

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201814

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph19

40dph25

50dph32

Yield summary�Taking account of the character of the site and limited access to the site, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 20-25 dph, and the suggested yield is 14 units. The Panel agreed with the assessment of this site.


Site refOX101

SettlementOxhill

Site AddressLand off Main Street


Description of siteThe site is pasture land located within the village and adjacent a church to the north, existing residential properties to the east and south and agricultural land to the west. The site slopes gently up from the road and is enclosed by hedgerows.





Suitability summaryFrom the information available, the site is considered suitable for housing development subject to confirmation that development would not adversely affect the character or appearance of the Conservation Area.



Policy context�The village does not currently have settlement boundaries. The site is within the Conservation Area and there is a listed building to the north of the site.

Physical constraintsThe site is enclosed by hedgerows which limits access to the site. Highway comments - Access to the site to serve the site should be a minimum of 5 metres. Existing hedgerow requires cutting/setting back or removing in order achieve required visibility splays of 2.4m x 43m. Improved footway links may be required to link the proposed development to existing footways.

Potential impactsThe site is not included within the Landscape Sensitivity Study.Development in this location has the potential to impact on the Conservation Area and/or nearby listed building. The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.The Ecological Study (2012) identifies the site as amenity grassland and as high distinctiveness.

Market appraisalThis site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.


2027 - 20280

2026 - 20270


ConclusionFrom the information available, the site is considered suitable for housing development subject to confirmation that development would not adversely affect the character or appearance of the Conservation Area. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 13 units likely to be started in about 2013 and completed by 2014, depending on the recovery of the housing market. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:28

2011 - 20120

2012 - 20130

2013 - 20148

2014 - 20155

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph14

40dph18

50dph23

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 13 units. The Panel agreed with the assessment of this site.


Site refOX102

SettlementOxhill

Site AddressLand at Applegrove, Whatcote Road


Description of siteThe site is a large house and garden to the rear, within a ribbon development stretching from the central area of Oxhill. To the east and south is paddocks. The site has good access onto Whatcote Road, where the boundary is screened by hedgerows.

Current/previous landuseC3 Housing

Type of siteMixed






Policy context�The village does not currently have settlement boundaries.The site includes garden land.

Physical constraintsThe site would involve the demolition of the existing house.Access would be from Whatcote Road.Highway comments - Access to the site will need to be widened to at least 5 metres. Visibility splays of 2.4m x 70m in both directions will be required. It is considered that these splays are achievable.

Potential impactsThe site is not included within the Landscape Sensitivity Study and is within the built up area.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the short to medium term in this area is good, despite the current economic downturn. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 6 units likely to be started in about 2013 and completed by 2014, depending on the recovery of the housing market.



Final density:15

2011 - 20120

2012 - 20130

2013 - 20146

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph12

40dph16

50dph20

Yield summaryThe Panel commented that 8 units is too many for the character of the site and suggested 6 units would be more appropriate for this location. Therefore the yield was adjusted to reflect the Panels comments.


Site refOX103

SettlementOxhill

Site AddressLand at Fithers Field, Kineton Road


Description of siteThe site is a large house, double garage and garden with paddock at the back to the north west of the site. The paddock area is not enclosed by hedgerows. There is a footpath running along the side adjacent the neighbouring bungalow.

Current/previous landuseC3 Housing and paddock

Type of siteMixed






Policy context�The village does not currently have settlement boundaries.The site is opposite the boundary of a Conservation Area.There is a public footpath along the boundary of the site.

Physical constraintsThe site would require the demolition of an existing property.Highway comments - The access to the site and Fithers Field will need to be 5 metres in width for 14 units and visibility splays of 2.4m x 70m in both directions must be provided.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone OX04 which has a medium landscape sensitivity tolerance to change. There is some scope for housing development within this zone, especially adjacent to the existing settlement edge and where advance screen planting would be possible and desirable. There might be a local topographical argument for restricting development to the three northern fields to reduce visibility within the wider landscape.The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site, and moderate distinctiveness on the northern boundary which are identified as intact hedge.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 9 units likely to be started in about 2013 and completed by 2014/5, depending on the recovery of the housing market. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:18

2011 - 20120

2012 - 20130

2013 - 20149

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph15

40dph20

50dph25

Yield summaryThe Panel commented that 15 units is too many for the character of the site and suggested 9 units would be more appropriate for this location. Therefore the yield was adjusted to reflect the Panels comments.


Site refOX104

SettlementOxhill

Site AddressLand at Church Lane


Description of siteThe site is an area of scrubland within the built up area of the village adjacent existing residential properties and the church.





Suitability summaryFrom the information available, the site is considered suitable for housing development subject to confirmation that development would not adversely affect the character or appearance of the Conservation Area.



Policy context�The village does not currently have settlement boundaries.The site is within the Conservation Area and adjacent existing listed buildings on all sides, including a church to the south west of the site.

Physical constraintsAccess would have to be via a narrow lane.Highway comments - Access via Church Lane is too narrow to allow two vehicles to pass. This would require widening to 5 metres to accommodate two way vehicle movements in and out of the site. Achieving this may be difficult. Forward visibility when turning into Church Lane is also very limited and further information about how access could conceivably be achieved would be required for the Highway Authority to provide a comprehensive response.

Potential impactsThe site is not included within the Landscape Sensitivity Study.The site is within the Conservation Area and close to listed buildings.The Ecological Study (2012) identifies the site as medium distinctiveness across the site, with linear scrub on the southern boundaries.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionFrom the information available, the site is considered suitable for housing development subject to confirmation that development would not adversely affect the character or appearance of the Conservation Area. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 6 units likely to be started in about 2013 and completed by 2014, depending on the recovery of the housing market. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20146

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph6

40dph8

50dph10



Site refPRM101

SettlementPriors Marston

Site AddressLand at Southam Road


Description of siteThe site appears to be a large shed and driveway which could potentially provide access to the rear of an existing property off The Holloway. Access to the site is via a narrow lane adjacent existing housing and the site is bordered by housing on all sides.

Current/previous landuseB2 Industrial







Policy contextThe village does not have a settlement boundary. The site is adjacent a Conservation Area to the east.

Physical constraintsHighway comments - Visibility towards the village is likely to be less than standard and not acceptable. Visibility towards Southam is acceptable. Access would need to be a minimum of 5.5m wide due to the narrow nature of the Southam Road.

Potential impactsThe site is not included within the Landscape Sensitivity Study.The site is immediately adjacent the Conservation Area boundary, but any development is likely to improve the appearance of the site.The Historic Environment Assessment identifies the site within a low-medium sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:29

2011 - 20120

2012 - 20130

2013 - 20146

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph6

40dph8

50dph11



Site refPRM102

SettlementPriors Marston

Site AddressHardwick Road


Description of siteThe site is 3 terraced houses and a complex of farm buildings on the edge of the built up area of the village.






Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development, and is being promoted for 20 dwellings.


Policy contextThe village does not currently have settlement boundaries. The site is within a Conservation Area.

Physical constraintsDevelopment would require the demolition of existing buildings.Highway comments - Access to the site would be preferable towards the village to ensure an acceptable visibility splay can be achieved and likely lower traffic speeds. Utilising the existing farm access would be acceptable, though it would need to be remodelled to include a footway into the site.

Potential impactsThe site is not included within the Landscape Sensitivity Study.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, the site would be suitable for a mix of dwellings of about 12 units likely to be started in about 2014 and completed by 2015, depending on the recovery of the housing market. Historic character value on site should be considered in any future proposal.



Final density:18

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201512

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph19

40dph26

50dph32

Yield summaryThe Panel commented that 20 units is too many for the character of the site and location within the Conservation Area, and suggested 12 units would be more appropriate for this location. Therefore the yield was adjusted to reflect the Panels comments.


Site refSHP704

SettlementShipston-on-Stour

Site AddressLondon Road


Description of siteAgricultural land containing large agricultural building, outside the development boundary.



Planning statusNot Known

Planning historyApplication for 26 dwellings to meet local housing need (see 08/02662/FUL). Planning permission given for 26 dwellings 08.01.09.

Suitability summaryThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity tolerance to change. In principle, if there is a requirement for further greenfield development, this site should be considered as a possible development site through the Local Plan process.

Availability summaryPart of the site has received planning permission indiciating landowner and developer interest.


Policy context�Development would currently contravene policy as it is outside the development boundary.

Physical constraints�No known physical constraints.

Potential impactsThe Landscape Sensitivity Study has identified the site within a wider area of medium landscape sensitivity. Housing development in this zone may be acceptable if designed to minimise effects on the cemetery and its users and in views across the valley from Barcheston and itsenvirons.

Market appraisalThis site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good, despite the current economic downturn.

ConclusionThe north western part of the site gained permission for social housing and was completed before the base date. The remainder of the site has potential as part of a broader location in this area.



Final density:9

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201515

2015 - 201610

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph82

40dph109

50dph136

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings and the suggested yield is 25 units


Site refSNI703

SettlementSnitterfield

Site AddressLand at Appleton House


Description of siteThe site contains an access drive off Church Road, garden land and overgrown paddock land to the rear of an existing property.





Suitability summaryFrom the information available, the site is considered suitable for housing development in principle, subject to achieving a satisfactory access off Church Road within the Conservation Area.



Policy contextThe site is within settlement boundaries.The site is within the Green Belt and adjacent a Conservation Area and listed buildings to the east. Other listed buildings close by to the west and the Conservation Area wraps around (although not adjacent) the site at this point as well.

Physical constraintsDevelopment would require a joint access from Church Road, located within the Conservation Area, to the land to the rear of the existing house. This would need to avoid impacting on historic walls and trees on Church Road.Any development of 6+ will require a formal bell-mouth access.

Potential impactsThe house and immediate curtilage is not considered by the Landscape Sensitivity Study - 'The land to the rear is within landscape zone SN01 which has a medium landscape sensitivity tolerance to change. This area could only accommodate low density development- around 4 new dwellings. If housing development was to be considered for this site it should be oriented so that backs of new dwellings face those adjacent, with existing mature trees protected by Tree Preservation Order or a planning condition.'The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionFrom the information available, the site is considered suitable for housing development in principle, subject to achieving a satisfactory access off Church Road within the Conservation Area. Historic value on site should be considered in any future proposal.



Final density:19

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20159

2015 - 20169

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph28

40dph37

50dph47

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for low to medium density development typically comprising a mix of detached and semi-detached dwellings at a suggested yield is 18 units. The Panel agreed with the assessment of this site.


Site refSOM710

SettlementSoutham

Site AddressLand at The Grange


Description of siteThe site is Council offices within a large building surrounded by mature trees within a residential area.

Current/previous landuseB1 Business




Suitability summaryThe site is suitable for residential development

Availability summaryThe site is owned by Stratford-on-Avon District Council and has been made available for residential development.


Policy contextThere are no known policy restrictions.

Physical constraintsCounty Highways state it 'depends upon number of units, access likely to require improvements.'

Potential impactsAny community facilities on the site should be retained.



2027 - 20280

2026 - 20270


ConclusionThe site is owned by the Council and has been promoted to the SHLAA for housing. It is a suitable site for residential development subject to any community facilities on site being retained.



Final density:237

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201510

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph1

40dph2

50dph2

Yield summary�Taking account of the character of the site and its surroundings, this site is suitable for a conversion development typically comprising flats, and the suggested yield is 10 units. The Panel agreed with the assessment of this site.


Site ref03/02414/rem

SettlementStratford-upon-Avon

Site AddressPhase 1 NC Joseph Birmingham Road


Description of siteThe site is a smaller area within an original mixed-use planning permission, which comprises hotel. The site is 0.62ha in size following the first couple of phases and covered by a current planning permission 11/02692/FUL.

Current/previous landuseB1 Business


Planning statusCurrent planning application (pending)

Planning historyVarious permissions on this site including Phase 1 and 2 already built by Barratt Homes outline permission for a mixed use development including hotel, nursing home, creche, B1 offices and housing (07/01303/OUT). Hotel and nursing home is built. Food retail store has permission (08/03082/FUL) replacing the B1 use. Permission for 32 houses and 29 flats (10/0117/REM and 10/02171/VARY). Pending application (11/02692/FUL) for 46 units.

Suitability summaryThe site is within the development boundary and within a built up area of Stratford, close to existing residential development. There are no known policy restrictions or physical constraints on this site.



Policy contextThe site is within the development boundary of Stratford-upon-Avon.

Physical constraintsThere are no known physical constraints.

Potential impactsThere are no known potential impacts.



2027 - 20280

2026 - 20270


Conclusion�There is a pending planning application on this site for 46 units. Because of its location and characteristics, this site would be suitable for a mix of dwellings for 46 units likely to be started in about 2012 and completed by 2014.



Final density:74

2011 - 20120

2012 - 201323

2013 - 201423

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph19

40dph25

50dph31

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 46 units which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSTR101


Site AddressAlcester Road


Description of siteThe site comprises 2 existing residential properties which could be converted to a higher number of units. They are adjacent other residential properties and accessed off the A422.

Current/previous landuseResidential




Suitability summaryThe site is already in residential use and therefore the principle of housing development is established. There are no constraints on further intensification of the site, although highways impact needs further investigation.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development.The site is being promoted for 6 to 9 dwellings (net 4 to 7 to be completed by 2013.


Policy contextThe site is within a landfill buffer.


Potential impactsThere is a potential highway impact from intensification of residential use in this location, which requires further comment from County highways department.



2027 - 20280

2026 - 20270


ConclusionThe site comprises 2 existing residential properties which could be converted to a net of 6 units and it is thought probable that the site could come forward within the next 5 year time frame.



Final density:43

2011 - 20120

2012 - 20136

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph4

40dph6

50dph7

Yield summary�Taking account of the character of the site and conversion of existing buildings, this site is suitable for higher density development typically comprising flats, and the suggested yield is a net of 6 units. The Panel agreed with the assessment of this site.


Site refSTR103


Site Address21/22 Vincent Avenue


Description of siteThe site is residential property and small amount of land to the rear fronting Vincent Avenue, within an existing residential area.





Suitability summaryThe site comprises an existing residential property and therefore the principle of housing development has been established. Impact on adjacent residents needs to be minimised in any proposal, and parking/highway issues needs further investigation.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development. The site is being promoted for 10-15 flats.


Policy contextThe site is within a landfill buffer.


Potential impactsIntensification of residential use in this location may have an impact on adjacent residential properties from overlooking which needs to be considered in any proposal. Increased properties will also have an impact on parking and highways.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for flats of about 10 units (net 9 units) likely to be started and completed in the first 4 years of the plan period, depending on the recovery of the housing market.



Final density:267

2011 - 20120

2012 - 20130

2013 - 20149

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph1

40dph1

50dph2

Yield summaryTaking account of the character of the site and its surroundings, this site is suitable for higher density development typically comprising flats, and the suggested yield is a net of 9 units. The Panel agreed with the assessment of this site.


Site refSTR107


Site AddressLand at Shottery Hall


Description of siteThe site comprises land north of Dudfield Nursery to the south east at the old Shottery Hall site, and an area of trees and green field to the north west, situated to the west of Stratford Upon Avon.

Current/previous landuseNursery and green land

Type of siteMixed


Planning historyPlanning permission 06/00759/FUL for 27 units was implemented but the developer went into adminstration. 20 dwellings remained uncompleted. There has been no planning history since this application.

Suitability summaryThe greenfield parts of the site are unsuitable as development in this location would have an unacceptable impact on landscape character. Therefore the only part of the site suitable for develoment is on the old previously developed part of the site at Shottery Hall. Any proposal would need to protect the setting of surrounding listed buildings and sensitively designed in this historic location.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development. The site is being promoted for 40-50 dwellings to commence 2013 and complete 2014.


Policy contextThe site is within a Conservation Area and there are a number of listed buildings located around the edge, but outside, the site. The entrance road is within agricultural land grade 3A. Area of Constraint in the 2012 Core Strategy consultation.


Potential impacts�The Landscape Sensitivity Study concludes that the site has a medium/high landscape sensitivity tolerance to change.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, and unimplemented planning permission of 20 units, this site would be suitable for a mix of dwellings of about 20 units, likely to be started in about 2013 and completed by 2014, depending on the recovery of the housing market. Only part of the site would be suitable, where the previous planning permission was located.



Final density:24

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph25

40dph34

50dph42

Yield summary�Taking account of the character of the site and its surroundings and previous planning permission, this site will is likely to be developed for about of 20 units which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSTR720


Site AddressNursery, Tavern Lane


Description of siteThe site comprises of a nursery and car parking associated with the nursery. Surrounding uses include low density housing, open land and Shottery Hall (which gained consent (06/00759/FUL) for the redevelopment of 27 retirement units. Access is from existing Tavern Lane.

Current/previous landuseBrownfield



Planning historyThe site has a pending application (11/02803/FUL) for 12 units.

Suitability summaryThe site is considered suitable for housing development in principle because of the characteristics of the site and its surrounding area. The site is within a Conservation Area, which will impact on the layout and design of any scheme. The wall which runs along the boundaries needs to be protected.

Availability summaryThere is a pending planning application on this site which would suggest the site is available for residential development.


Policy contextConservation Area. The Shottery Conservation Area management plan identifies an 'important landscape feature' relating to the site. This comprises of a wall which runs along the southern and eastern edges of the site.

Physical constraintsCounty Highways state there is no highway objection for 12 dwellings on this site.

Potential impactsDevelopment in this location has the potential to impact on the Conservation Area and/or listed buildings. Any proposal in this location would need to protect the setting of the listed buildings and protect the principles of the Conservation Area.

Market appraisalThe site lies within the Conservation Area, in an up-market location. It would be likely to be developed at low density for about 10 large detached units, to be developed in the 0-5 year period. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.


2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the short term in this area is possible, despite the current economic downturn. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

ConclusionThis site is available and considered suitable for housing development. Any scheme would need to take into account the open nature of the site within a Conservation Area, which reduces its likely capacity and a total yield of 10 units is anticipated. Any proposal in this location would need to protect the setting of the listed buildings and protect the principles of the Conservation Area.



Final density:16

2011 - 20120

2012 - 20130

2013 - 201410

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph19

40dph26

50dph32

Yield summaryThe site currently has a pending application for 12 units. The Panel agreed with the assessment of this site.


Site refSTR733


Site Address81-83 Tiddington Road


Description of siteThe site comprises two dwellings in large gardens within a residential ribbon development going out of Stratford. The site is within a Conservation Area.




Planning historyPre-application discussion on this site for approximately 30 dwellings

Suitability summary�From the information available, the site is considered suitable for housing development in principle because of the characteristics of the site and its surrounding area. The site is adjacent a Conservation Area, which would impact on the yield. Further investigation would be required to relating to the impact on the historic character of the area.

Availability summaryPre-application discussions have been undertaken on this site in 2009 and last discussions were where the site was potentially being promoted for 30 units. Availability in 2012 in unknown and needs to be confirmed.


Policy contextThe site is adjacent the Conservation Area. Flood zone 2 is within the northern part of the site. Close to the site, to the north, is a geological designation.

Physical constraintsCounty Highways state that 'access likely to be acceptable from Tiddington Road - details to be agreed in pre-planning advice with the highway authority.'

Potential impactsNone



2027 - 20280

2026 - 20270


ConclusionBecause of the surrounding area and being within a Conservation Area, this site is suitable for residential development of up to 15 dwellings, which is more likely to come forward in the medium term. Further investigation would be required to relating to the impact on the historic character of the area.



Final density:18

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201615

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph25

40dph33

50dph41

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 18-20 dph, and the suggested yield is 15 units. The Panel agreed with the assessment of this site.


Site refSTR734


Site Address80 Tiddington Road


Description of siteThe site is a single dwelling with a large garden within a ribbon development going out of Stratford. There are a number of significant trees on site. Surrounding uses include large detached houses and a golf course to the south.


Type of siteMixed

Planning statusPre-application discussion in 2009

Planning historyPre-application discussion on this site for 25 dwellings noted in the 2009 SHLAA. Permission has been granted for a replacement dwelling, which allows space to the side wide enough for an access road to land at the back. No other known planning history.

Suitability summary�From the information available, the site is considered suitable for housing development in principle because of the characteristics of the site and its surrounding area. The site is within a Conservation Area, which will impact on the yield. Further investigations would be required for any proposal relating to impacts on the historic character of the area.

Availability summaryPre-application discussions have been undertaken on this site in 2009 and last discussions were where the site was potentially being promoted for 30 units. Availability as at 2012 is unknown and needs to be confirmed.


Policy contextThe site is within the Conservation Area.

Physical constraintsCounty Highways state that 'access likely to be acceptable from Tiddington Road - details to be agreed in pre-planning advice with the highway authority.'




2027 - 20280

2026 - 20270


ConclusionBecause of the surrounding area and being within a Conservation Area, this site is suitable for residential development of up to 20 dwellings, which is more likely to come forward in the short/medium term. Further investigations would be required for any proposal relating to impacts on the historic character of the area.



Final density:25

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph24

40dph32

50dph40

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at a suggested yield is 20 units. The Panel agreed with the assessment of this site.


Site refSTR902

SettlementStratford-Upon-Avon

Site AddressBrethrens Meeting Hall, Clopton Road


Description of siteThe site is a redundant meeting hall on Clopton Road, close to the town centre. Surrounding uses include another community hall and dwellings.

Current/previous landuseD2 Assembly and leisure



Planning historyPlanning application for 12 units was withdrawn in 2008. There is a resolution for planning permission subject to S106 for 8 dwellings. The agent confirms they will appeal for 10 dwellings.

Suitability summaryFrom the information available, the site is considered suitable for housing development subject to the satisfaction of policy because of the characteristics of the site and its surrounding area. There are no known physical constraints preventing development.

Availability summaryThe agent confirmed that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextPolicy COM.2 in the Local Plan Review 2006 - Former community use

Physical constraintsCounty Highways state that 'existing access onto Clopton Road would need upgrading.'




2027 - 20280

2026 - 20270


ConclusionFrom the information available, the site is considered suitable for housing development for 8 dwellings subject to the satisfaction of policy because of the characteristics of the site and its surrounding area. There are no known physical constraints preventing development.



Final density:74

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20158

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph3

40dph4

50dph5

Yield summary�Taking account of the character of the site and its surroundings, this site is suitable for higher density development and the suggested yield is 8 units. The Panel agreed with the assessment of this site.


Site refSTUD701

SettlementStudley

Site AddressNamco Tooling, Eagle Buildings


Description of siteExisting employment site situated in large ageing industrial building. Surrounding uses include a school, surgery and associated carpark and residential. Access could be taken from Pool Road/Atcheson Close or through the existing access off New Road.

Current/previous landuseBrownfield



Planning historyPast planning application for residential development have been resisted on appeal due to loss of employment. The site is not allocated in the Local Plan.

Suitability summaryThere are no physical constraints to development. However, the loss of employment is a major consideration in any decision. Therefore the site would only be suitable for a mix of uses where there was no net loss of jobs. A mixed use scheme including offices as well as residential development may be appropriate.

Availability summaryThe agent confirmed that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextLoss of employment land - but not employment allocation. Issue of loss of employment – political concern and local community concern.

Physical constraintsCounty Highways state that 'access likely to be acceptable due to presence of existing residential nearby.'

Potential impactsThe site is not identified with the Employment Land Review 2011.

Market appraisalThe Panel considered this to be a ‘bread and butter’ market site. SDC want to retain an element of B1 employment on the site, and developers thought this location off the main road might not prove attractive to the market. A scheme of about 0.3 ha for B1 and 0.5 ha residential for 18 units should be considered, and if the B1 element is not taken up after proper marketing, it could be a phase 2 residential scheme. The yield was agreed at 18 units to be developed within the 0-5 year period.


2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site and the assessment of the Panel confirms this view. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

ConclusionThe site is suitable for a mixed use development including employment and residential, providing there are no net loss in jobs. Assessment of the site suggests that 18 dwellings could come forward in the short term. Dwellings are best located south of the site to integrate with existing residential properties.



Final density:45

2011 - 20120

2012 - 20130

2013 - 201418

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph12

40dph16

50dph20

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for medium density development typically comprising a mix of detached, semi -detached and terraced dwellings, and the suggested yield is 18 units. The Panel agreed with the assessment of this site.


Site refWEL103

SettlementWelford on Avon

Site AddressBarton Road


Description of siteThe site is a derelict bungalow and land at the rear, within a residential area of Welford on Avon.

Current/previous landuseResidential and paddock

Type of siteMixed



Suitability summaryThe site offers a suitable location for development subject to an assessment of the impact upon the character and appearance of the Conservation Area. However there are current physical constraints which need to be addressed. These include the creation of a suitable vehicular access, retention of the public right of way and the need for substantial tree planting.



Policy context�The site is within settlement boundaries.The majority of the site is within a Conservation Area and there are listed buildings adjacent the site to the east. A public right of way is located on the boundary of the site.Environment Agency aquifer zone.

Physical constraintsThe site is being promoted with an access from Barton Road, with the demolition of an existing bungalow.Highway comments - An access of 5 -5.5m should be provided from Barton Road with 2.4m x 70m visibility splays. It is considered that this should be achievable.

Potential impactsThe Landscape Sensitivity Study states that the site is within zone WE03 which has a medium landscape sensitivity tolerance to change. This is a well used and sensitive resource contributing to the amenity of adjacent and other residents. The majority should be retained in perpetuity but there may be an opportunity in the southernmost field only for some housing provided the PROW is retained and that any development does not breach the skyline to the north and includes substantial tree planting.Development in this location has the potential to impact on the character and appearance of the Conservation Area and listed buildings.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 18 units likely to be started in about 2017 and completed by 2019, depending on the recovery of the housing market. Historic value on site should be considered in any future proposal.



Final density:17

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20188

2018 - 201910

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph32

40dph43

50dph53

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for about 18 units which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refWEL104


Site AddressThe Willows, Long Marston Road


Description of siteChalet bungalow and rear garden land located on Long Marston Road on the southern edge of the village.


Type of siteMixed




Availability summaryThe agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is within settlement boundaries.

Physical constraintsDevelopment would require the demolition of the current dwelling.The second proposed access point between Masefield and Sunrays appears too narrow for vehicular access.Highway comments - An access of 5-5.5m should be provided with visibility of 2.4m x 70m in both directions. Spacing between the proposed junction and Orchard Close (on the opposite site) should be determined by ensuring that the largest vehicle likely to regularly require access (most likely a refuse vehicle) is able to satisfactorily manoeuvre from one minor road to another.

Potential impactsThe site is not included within the Landscape Sensitivity Study.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201810

2018 - 201910

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph20

40dph27

50dph34

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph and the suggested yield is 20 units. The Panel agreed with the assessment of this site.

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ld

2011

- 20

13

0

Yie

ld

2013

- 20

18

3133

Yie

ld

2018

- 20

23

2131

Fina

l sug

gest

ed

yiel

d

5588

Gro

ss

Are

a (H

a)

513.

47

Net

Are

a (H

a)

191.

58

Yie

ld

2023

- 20

28

324

Appendix 7: Sites outside Settlements with Future Potential - Detail

Site refALC702

SettlementAlcester

Site AddressLand south of Allimore Lane


Description of siteThe site lies detached from the town edge (former railway line) and adjacent the A435, and is detached from the main built up area of the settlement. It comprises of flat, overgrown fields and paddocks, some neglected, with high bushes and hedges. A lane runs along the northern boundary and the main by-pass runs along the west.




Planning historyThe site is outside and detached from the development boundary. The 2008 SHLAA identified the site as part of a wider Broad Location for Development.

Suitability summaryThis site is not suitable for development in isolation, as it is detached from the main built up area of the settlement. It is unclear from the Landscape Sensitivity Study if this site is within the sensitive zone to be protected from development. If not, it could be considered in the future, provided ALC704 to the north comes forward as part of a comprehensive development.

Availability summaryThe site is available and currently being promoted for 100 dwellings. The agent has confirmed there are no legal or ownership problems which could limit development.


Policy contextThe site is outside settlement boundaries.

Physical constraintsCounty Highways comments that 'this would have to be serviced from the northern site (ALC704) or would require widening of Allimore Lane including the bridge structure.

Potential impactsThe Landscape Sensitivity Study concludes that the zone has a medium landscape sensitivity to housing development. The sensitivity of the zone is in the stream corridor and floodplain, the fields between this and Field House with their mature trees and the overgrown orchard which may have some ecological value. Housing development may be acceptable elsewhere in the zone as it is enclosed by the bypass and therefore not widely visible with poorly managed pasture and lacking tranquillity. The sensitive components should be retained as open space, with the fields preferably managed as permanent pasture.

Market appraisal�This site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270

Achievability summaryThe site is within a Broad Location, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the Local Plan and application process.

ConclusionThis site is outside settlement boundaries and it is not suitable for development in isolation, as it is detached from the main built up area of the settlement. It is unclear from the Landscape Sensitivity Study if this site is within the sensitive zone to be protected from development. If not, it could be considered in the future, provided ALC704 to the north comes forward as part of a comprehensive development. This site could be developed for about 100 units at an average density of about 33-37 dph.



Final density:34

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 201920

2019 - 202050

2020 - 202130

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph87

40dph116

50dph145

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for about 100 units at an average density of about 33-37 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refALC704

SettlementAlcester

Site AddressLand North of Allimore Lane


Description of siteThe site lies between the town edge (former railway line) and the A435. The site is flat, overgrown fields and paddocks, some neglected, with high bushes and hedges. A lane runs along the southern boundary and the main by-pass runs along the west. East of the site is 2 storey detached residential areas.




Planning historyThere is currently a pending planning application (11/02767/OUT) on this site at present for 160 dwellings. The 2008 SHLAA identified the area as a Broad Location for Development.

Suitability summaryThe site is currently outside, but adjacent to, the development boundary. The site may have wildlife and archaeological interest. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as a site with potential for future residential development. The land is separated from the wider landscape by the A435, and associated tree belts that flank it. The site provides a sustainable location given the relative proximity to facilities. Further work is being undertaken which may reveal constraints so far undetected, e.g. an ecological/geological study has just been commissioned.

Availability summaryThere is a pending planning application on this site at present, therefore the site is available for residential development.


Policy contextThere is a Local Wildlife Site/SINC to the south eastern corner and the north majority of the site is within Agricultural Land Grade 2 or 3A. The draft Core Strategy (Oct 2008) identifies the site as a development opportunity, for 3 different options, 2 of

�which include an element of housing of either 200 or 250 dwellings. The site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and presented for discussion and consultation.

Physical constraintsThe Historic Environment Assessment of Proposed Strategic Sites (2008) identifies known archaeological sites within this location. The Habitat Biodiversity Audit (2009) identifies a number of different ecological habitats on site therefore any proposal would require further ecological investigation.County Highways state that within the present pending application 'the principle of the proposed accesses have been agreed - details currently being discussed.'

Potential impactsThe Landscape Sensitivity Study concludes that the northern part of the site has a medium/low landscape sensitivity to housing development and the rest a medium sensitivity to housing development. Zone A013: This area, enclosed by the bypass and housing and lacking tranquillity and intrinsic sensitivity has potential for high quality/low office orhotel development providing a high quality entrance/frontage, complementing the Roebuck Inn, is designed off the Birmingham Road. Zone A014: The sensitivity of the zone is in the stream corridor and floodplain, the fields between this and Field House with their mature trees and the overgrown orchard which may have some ecological value. Housing development may be acceptable elsewhere in the zone as it is enclosed by the bypass and therefore not widely visible with poorly managed pasture and lacking tranquillity.



2027 - 20280

2026 - 20270

Achievability summaryThis site adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. Achievability should not be in any doubt in the medium term.

ConclusionThe site is currently outside, but adjacent to, the development boundary. The site may have wildlife and archaeological interest. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as a site with potential for future residential development. The land is separated from the wider landscape by the A435, and associated tree belts that flank it. The site provides a sustainable location given the relative proximity to facilities. This site, in this location, is being promoted for 160 units and is suitable for a mix of housing and other uses.



Final density:13

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201640

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph360

40dph480

50dph600

Yield summaryThe site has a pending planning application for 160 units which would be suitable in this location. The Panel agreed with the assessment of this site.


Site refBID101d


Site AddressLand east of Bidford on Avon


Description of siteThis is a large open arable fields to the east of Bidford. In the southern part the area slopes up to the east. The northern part has hedgerows along Stratford Road and then slopes down to the north of this road. This large site bordered the whole eastern built up area of Bidford, adjacent existing residential and employment areas.




Planning historyPart of the western part of this site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and presented for discussion and consultation.

Suitability summaryThe majority of this extensive tract of agricultural landscape is unsuitable for development on the grounds of landscape impact. However, development between the commercial area and the existing settlement may be appropriate in the longer term. Any proposal would need to protect the setting the listed building and require futher investigation.



Policy contextThe site is outside settlement boundaries. A small part of the site in the south is unsuitable for residential development because it is within flood zone 3. The north western part of the site is close to a listed building. Agricultural land grades 2 or 3A.

Physical constraintsA very small section of the site in the north (BID.3) is identified in the Historic Environment Assessment of Proposed Strategic Sites (2008) for known archaeological sites within this location.

Potential impactsThe Landscape Sensitivity Study concludes that most of this site is part of a wider area which has a high/medium landscape sensitivity to housing development. Zone B06: The sensitivity of the area lies in its openness to views from the north and east [B439], its open countryside character and its southern boundary/trees which are on the sensitive River Avon valley skyline. Housing development would clearly extend the settlement east and this makes the zone less desirable to develop than more enclosed and discreet zones in Bidford. B09: Any housing development would be highly visible and would clearly extend the settlement eastwards, breaking the skyline, which would have an adverse effect on the area. It is therefore unsuitable. However, the north western part adjoining the settlement has a medium/low sensitivity to housing development. The value of the area lies in its agricultural productivity primarily, although this is not a planning consideration. It also has sensitivity with its role as a visual buffer between the industrial estate and housing. Housing development could be accommodated preferably with advance screen planting to the east. Part of the site is identified in the Habitat Biodiversity Audit (2009) as a buffer zone for various species in cluding bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summary�This site adjacent to the urban area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term.

Conclusion�Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, a smaller site on the western edge of the area may have future housing potential, between the commercial area and the existing built up area. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy. Taking account of the character of the site and its surroundings, this site could be developed for about 140 units at an average density of about 33-37 dph. Any proposal would need to protect the setting the listed building and require futher investigation.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 202020

2020 - 202150

2021 - 202250

2022 - 202320

2023 - 20240

2024 - 20250

2025 - 20260

30dph120

40dph160

50dph200

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 140 units at an average density of about 33-37 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refBID102


Site AddressLand off Bramley Way


Description of siteThe site is greenfield land with overgrown area to the west and arable land to the east. There is currently no access to the site.




Planning historyPermission for 300+ homes and health centre at Friday Furlong to the east of this site. The site to the south is identified in the draft Core Strategy as a development opportunity for approx. 50 dwellings on 2.0 hectares subject to phasing constraints and drainage issues. Pre application enquiry (PREAPP/00037/12) for 50 dwellings.

Suitability summarySubject to the achievement of a satisfactory access and adequate drainage arrangements the site has future potential for development.



Policy contextAgricultural land values 2 or 3A. There are reports of drainage problems on site, possibly caused by damaged or blocked land drains.

Physical constraintsThere is currently no access to the site. However, the site is being promoted along with adjacent site BID901 which could provide access.County Highways state that the 'scope of TA and principle of access agreed from Bramley Way - could allow expansion to land to the north.'

Potential impactsThe Landscape Sensitivity Study identifies this area as medium landscape sensitivity to housing development. The sensitivity of the zone is in the stream corridor, its openness to the north and its role in helping to separate Bidford from Broom. Housing development could be accommodated south of Small Brook in order to be screened from the wider landscape and to be consistent with the existing housing edge. The Habitat Biodiversity Audit (2009) identified part of the site as an area of woodland and scrubland, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summarySubject to an adequate access from adjoining developable land, the site is considered achievable.

ConclusionOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints, subject to satisfactory access being achieved from adjoining residential development. The site could be developed for medium density development typically comprising a mix of detached, semi-detached and terraced dwellings at an average density of about 30 dph, and the suggested yield is 50 units.



Final density:25

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201725

2017 - 201825

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph60

40dph80

50dph100

Yield summaryTaking account of the character of the site and its surroundings and previous pre application enquiry, this site could be developed for medium density development typically comprising a mix of detached, semi-detached and terraced dwellings at an average density of about 30 dph, and the suggested yield is 50 units. The Panel agreed with the assessment of this site.


Site refBID701


Site AddressBowood Fields, Land between Victoria Rd & Salford


Description of siteFlat, open, agricultural land used as paddocks. Access is proposed to be provided via 18 Salford Road, onto the A46, which is in the same ownership. Surrounding uses include fields, area designated as public open space to the north, detached housing to the south and 2 storey detached/terraced residential estate to the east.



Planning statusPlanning application currently at appeal

Planning historyThe site had a planning permission (11/01837/OUT) rejected for 137 units and 1 acre for a medical centre. The application is now on appeal.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, as a site with potential for future residential development. The area is enclosed by rising ground of Marriage Hill. County highways have recommended that if it has only a single point of access that the number of dwellings be limited to 100. From the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints. The site could contribute to the creation of a sustainable, mixed community. Further work is being undertaken which may reveal constraints so far undetected, e.g. an ecological/geological study has just been commissioned.

Availability summary�The owner or agent confirmed in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development. Access is proposed to be provided via 18 Salford Road, which is in the same ownership.


Policy contextThe site is outside, but adjacent, the development boundary. The 2008 SHLAA identified the area as a Broad Location for Development. The southern part of the site falls within the identified development opportunity in the Core Strategy (see BID.2), for approximately 75 dwellings. It states that this site should not be released for development until Friday Furlong has been implemented. The site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and presented for discussion and consultation. High agricultural value on this site.

Physical constraintsDrainage issues will need to be resolved before development can commence. County highways (1994) - limit development to 100 units.County Highways state that 'access arrangements agreed with highway authority.'

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. The zone feels enclosed by Marriage Hill to the west and by the estate and ribbon housing to the east and south respectively. The sensitivity of the area lies in the Small Brook corridor, the woodlands, orchards and hedgerows. Housing development could be accommodated, excluding the playing fields and Marriage Farm complex, providing a positive green frontage and gateway to the B439 was included. Marriage Hill and Small Brook provide a clear long term boundary to potential development.



2027 - 20280

2026 - 20270

Achievability summary�This site, adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs.

ConclusionCurrently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy. Although the site is within a high agricultural grade. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 100 units, at a density of 35 dph.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201525

2015 - 201650

2016 - 201725

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph86

40dph114

50dph143

Yield summaryBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 100 units, at a density of 35 dph. This density reflects the recommendations from County highways, scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. The Panel agreed with the assessment of this site.


Site refBID702


Site AddressWaterloo Road


Description of siteThe site is arable land located between development on 3 edges, including the industrial estate off Waterloo Road which provides an unattractive edge. Urban fringe activities are located to the south.




Planning historyThe site is outside the development boundary. The 2008 SHLAA identified the area as part of a wider Broad Location for Development.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as a site with potential for future residential development. The area is bounded on 3 sides by development and on fourth by Small Brook, where structural landscaping could provide an improved edge of the settlement when viewed from the north. From the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no known insurmountable constraints.



Policy contextThe site is currently outside settlement boundaries.

Physical constraintsThere are current access constraints but a proposal to achieve an access via a priority junction onto Waterloo Road.

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. The sensitivity of the zone is in the stream corridor, its openness to the north and its role in helping to separate Bidford from Broom. Housing development could be accommodated south of Small Brook in order to be screened from the wider landscape and to be consistent with the existing housing edge. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summary�This site adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the Local Plan and application process.

ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 450 units, at a density of 33 dph on 70% of the site. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping.



Final density:33

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201630

2016 - 201750

2017 - 201875

2018 - 201975

2019 - 202075

2020 - 202175

2021 - 202270

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph414

40dph552

50dph690

Yield summaryBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 450 units, at a density of 33 dph on 70% of the site. The Panel agreed with the assessment of this site.


Site refBID704


Site AddressNursery, Salford Road


Description of sitePlant nursery with large glass houses and hardstanding. Access is onto a busy main road, on a slight bend.




Planning historyThe site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and presented for discussion and consultation.

Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirms that the site is available for development once the business is closed, probably within 12 months, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is outside existing settlement boundaries. Within, but on the northern edge of, the Vale of Evesham Control Zone.

Physical constraintsThe site was subject to previous quarrying and waste tipping. Redevelopment would require the removal of structures from the site.County Highways state that the 'principle of access from Salford Road with right turn lane if deemed appropriate in relation to scale of proposed development.

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. The zone is a gently sloping field used as a nursery with glasshouses, shed and associated house. It is on the edge of the valley floor with Marriage Hill rising to the west and ribbon development lying to the north, along the B439. As the zone is contained by landform, housing development no greater than two storeys would not be inappropriate in the longer term provided the southern boundary was planted to screen potential views from the River Avon and long distance footpath. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summary�From the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good, despite the current economic downturn.

ConclusionThe site is outside of the development boundary for the town. Therefore the site is not currently suitable for residential development under current planning policy. However, the site is considered to have future potential for housing given its location adjacent to the existing settlement boundary. Taking account of the character of the site and its surroundings, this site could be developed for about 90 units at an average density of about 33-37 dph



Final density:35

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 201525

2015 - 201625

2016 - 201720

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph78

40dph104

50dph130



Site refBID705


Site AddressOff Jackson Meadow, Victoria Road


Description of siteThe site comprises a single dwelling and large gardens on triangular plot, surrounded by arable agricultural land.





Suitability summary�The site is currently outside the development boundary, but the 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as part of a site with potential for future residential development. From the information available, the site is considered suitable in principle for future housing potential, but the site could not come forward alone.

Availability summaryThe owner confirms that the site is available for development and that there are no legal or ownership problems which could limit development.


Policy contextThe site is not adjacent the development boundary, but the 2008 SHLAA identified the area as part of a wider Broad Location for Development.

Physical constraintsCounty Highways states that the 'access track currently unsuitable due to width and would need passing bays as a minimum.'

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. The sensitivity of the zone is in the stream corridor, its openness to the north and its role in helping to separate Bidford from Broom. Housing development could be accommodated south of Small Brook in order to be screened from the wider landscape and to be consistent with the existing housing edge. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summaryThis site is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs.

ConclusionThe site is currently outside the development boundary, but the 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as part of a site with potential for future residential development. From the information available, the site is considered suitable in principle for future housing potential, but the site could not come forward alone. Because of its location and characteristics, this site would be suitable within a wider site for a mix of dwellings of about 40 units, at a density of 35 dph on 80% of the land.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201620

2016 - 201720

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph35

40dph46

50dph58

Yield summaryBecause of its location and characteristics, this site would be suitable within a wider site for a mix of dwellings of about 40 units, at a density of 35 dph on 80% of the land. This density reflects the scale of the location (within a larger site) and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. The Panel agreed with the assessment of this site.


Site refBID901


Site AddressLand off Bramley Way


Description of siteThe site comprises nursery land and agricultural land. It is surrounded by a mix of low density residential properties and agricultural fields.




Planning historyA planning permission will be submitted for 45 dwellings in July 2012. The 2008 SHLAA identified the area as part of a Broad Location for Development. The southern part of this site is identified as a proposed development opportunity in the draft Core Strategy (Oct 2008), for approx. 50 dwellings. It states that this site should not be released for development until Friday Furlong has been implemented.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as a site with potential for future residential development. From the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints.



Policy contextOutside but adjoining settlement boundaries.

Physical constraintsThere is currently no proper access to the site. However, this could be achieved from Bramley Way or from adjoining residential proposals.

Potential impacts�The Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. The sensitivity of the zone is in the stream corridor, its openness to the north and its role in helping to separate Bidford from Broom. Housing development could be accommodated south of Small Brook in order to be screened from the wider landscape and to be consistent with the existing housing edge.



2027 - 20280

2026 - 20270

Achievability summary�This site adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is mainly agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs.

ConclusionOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints, subject to satisfactory access being achieved from adjoining residential development. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 45 units.



Final density:25

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201525

2015 - 201620

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph53

40dph71

50dph89

Yield summaryBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 45 units. The Panel agreed with the assessment of this site.


Site refBID902


Site Address34 Waterloo Road


Description of siteSite is predominately an orchard linked to Waterloo Road by a short access track. The site also includes dwellings on either side of the access track.




Planning historyThe site is mostly outside but adjacent to the built up area boundary. It was identified as being part of a wider Broad Location in the 2008 SHLAA (BD03). A planning application has been submitted for the development of 48 dwellings (2012).

Suitability summaryThe land is mainly outside of the built up area boundary but the site was considered to be part of a larger Broad Location for development in the 2008 SHLAA. It is enclosed to the north by existing devleopment and to the south by the rear gardens of adjacent properties. It relates well to the facilities of the settlement and could provide an an access to the wider Broad Location to the east.



Policy contextThe site is predominantly located outside settlement boundaries.

Physical constraintsThe site has some mature trees along the site boundary and site frontage.

Potential impacts�The Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development.This is an intimate, self contained zone comprising a geometric pattern of small, rectangular shaped fields, used as orchard with grass enclosures. The sensitivity of the area lies in the orchard which contributes to character and its role in maintaining a green space within the surrounding settlement area, particularly if the adjoining unit (B07) were ever to be developed. The area also has value in its agricultural productivity but this is not a planning consideration. Housing development could be accommodated within this area retaining the main hedgerows/trees although the retention of the orchard would be desirable.



2027 - 20280

2026 - 20270

Achievability summary�This site, adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the Local Plan and application process.

ConclusionThe site is predominantly located outside of settlement boundaries and therefore development would be contrary to the adopted development plan policies. However, the site could come forward on it's own or as part of a wider future development, subject to confirmity with the new Core Strategy. If it were to be developed for housing it is likely to deliver 50 dwellings at an average density of 35dph over 85% of the site. A planning application has been submitted for the development of 48 dwellings (2012).



Final density:36

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201510

2015 - 201610

2016 - 201710

2017 - 201810

2018 - 201910

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph42

40dph56

50dph70

Yield summaryIf it were to be developed for housing it is likely to deliver 50 dwellings at an average density of 35dph over 85% of the site. A planning application has been submitted for the development of 48 dwellings (2012). The Panel agreed with the assessment of this site.


Site refBRA101

SettlementBrailes

Site AddressSunnyside Yard, Castle Hill Lane


Description of siteThe site is a former employment use comprising a brick building with corregated roof and associated yard. It is situated on the edge of the built up area adjacent an existing residential property, accessed via a small lane. The site is well screened on all boundaries by high hedgerows.





Suitability summary��Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The site could also be suitable for employment use.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development and is promoting the site for 7 dwellings.


Policy context��Development would currently contravene policy as it is outside the development boundary.The site is within the AONB.Previous employment uses are generally protected from redevelopment.

Physical constraintsThere are no known physical constraints.Access could be achieved from Castle Hill Lane.Highway comments - Due to the location of the site near to the 30mph / 60mph speed limit change, the site would require a speed survey to determine the visibility requirement for the access. The number of dwellings sought it low and when taking into account the permitted use of the site, the net change in trips from the site is likely to be low so if using the what appeared to be farm access the development should be ok in principle.

Potential impactsA potential loss of employment land required within the settlement.The site is previously developed land, and it contains a linear scrub along the northern boundary.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.

Market appraisal��This site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. The higher values are achievable in the more affluent areas of the district, including many of the villages. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 7 units, depending on the Council’s eventual distribution of rural development strategy for both residential and employment uses. Historic landscape value on site should be considered in any future proposal.



Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20157

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph7

40dph10

50dph12



Site refCLAV101

SettlementClaverdon

Site AddressLand to south of Breach Lane


Description of siteThis is a flat site of scrubland which is quite open to the countryside. The southern part of the site is potentially used as a sports pitch. Adjacent the site is a primary school and sports pitch to the east, a large house to the west and pasture land to the north and south. Access is via a narrow country lane.





Suitability summaryWithin the Green Belt and outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.



Policy contextThe site is within the Green Belt.

Physical constraintsThere are no known physical constraints.Highway comments - Whilst it is possible for an access to this site to be served from Breach Lane, it will need to widened to 5.5m, at present, Breach Lane is 2.5m this widening will also help with the junction visibility splay requirements.

Potential impactsThe Landscape Sensitivity Study states that 'in the longer term, if there is a pressing need for housing in the settlement, a further site could be located in two fields to the east of The Reddings.The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site and moderate distinctiveness on the north west boundary which is identified as hedgerow. Linear trees are located along the northern boundary.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.

Market appraisalThis site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. The higher values are achievable in the more affluent areas of the district, including many of the villages. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270

Achievability summary�This site adjacent to the built up area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term.

Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 35 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 202120

2021 - 202215

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph35

40dph47

50dph59



Site refCLAV102

SettlementClaverdon

Site AddressLand to the North East of Breach Lane


Description of siteThe site comprises 2 flat areas of scrubland with large hedgerows along the centre of the site. Good access from Oakdene Close.





Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. The site is also within the Green Belt. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development and being promoted for 51 dwellings.


Policy context�Development would currently contravene policy as it is outside the development boundary. The site is within the Green Belt.It is within close proximity to a Conservation Area to the north.

Physical constraintsThere are no known physical constraints.Highway comments - To access this site from Oakdene Close, there will need to be localised widening. At present, Oakdene Close is 4.7m in width and for a development of up to 50 dwellings, this should be increased to 5.5m.Any development of 50-80 houses will require a Transport Statement in accordance with DfT guidance.

Potential impactsLandscape Sensitivity Study states 'there are two fields which could be considered for housing development in the shorter term. This area lies north west of Breach Lane and at the back of dwellings on the eastern part of Langley Road. This area is a self contained unit which would not have an impact on the wider landscape. If developed for housing it could probably accommodate up to 20 units at similar density to those on Langley Road. The layout should be such that backs of new dwellings abut the backs of existing dwellings adjacent. A native tree belt of at least 15m should be planted to the edge of Breach Lane, and the existing central hedgerow retained, and both should be outside the curtilage of private dwellings and protected by a planning condition to allow them to mature. Views to the church tower should be considered and incorporated in to the layout. In the longer term, if there is a pressing need for housing in the settlement, a further site could be located in two fields to the east of The Reddings.'The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site and moderate distinctiveness on some of the boundaries which are identified as hedgerow or linear scrub. Linear trees are located along the southern boundary.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of a maximum of 50 units which could be started in about 2017 and completed by 2020, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201810

2018 - 201920

2019 - 202020

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph50

40dph67

50dph84

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 25-30 dph, and the suggested yield is 50 units.The Panel commented that 50 units is too many for the size of the village and suggested 30 units would be more appropriate. This will depend on the Council's eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued.


Site refFEN101

SettlementFenny Compton

Site AddressLand south of Manor Farm


Description of siteThe site is 2 parcels of pasture land well contained by residential properties to the east and south, and a farm and employment area to the north which comprises large sheds. Large sections of the site have hedgerows and trees on the boundaries, while other sections are overlooked by existing properties.





Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development and is being promoted for 19 dwellings.


Policy context�Development would currently contravene policy as it is outside the development boundary. The eastern field is within a Conservation Area.There is a listed building with close proximity to the north of the site.

Physical constraintsThere are no physical constraints.Highway comments - Access to the site would be from Northend Road. Existing farm access could be used, though preferred access would be from within the 20mph zone fronting the residential apartments building.

Potential impactsThe Landscape Sensitivity Study states for a wider area 'A footpath runs through the area, past the farm house and backland area. There are few views into the backland area, but glimpses from High St over the pasture fields. The area is of medium to low tranquillity due to the employment activity, adjacent road and footpath and integration with urban areas. The open pasture areas form a rural setting for the settlement, and the immediate environs of the listed farm house such as the field to its north would be unsuitable for any housing development. However, the backland area, situated between the backs of dwellings on High St and the footpath which runs past Manor House, could accommodate up to 6 new dwellings accessed from Northend Rd; the density of development should reflect that of the more open developed parts of the Conservation Area and backs should be orientated to face backs on High St and Brook St.'The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site, which is grassland, and moderate distinctiveness on some of the boundaries which are identified as hedgerow or linear scrub.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 6 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological, historic and landscape value on site should be considered in any future proposal.



Final density:15

2011 - 20120

2012 - 20130

2013 - 20146

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph12

40dph16

50dph20

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings and the suggested yield is 6 units. The Panel agreed with the assessment of this site.


Site refFEN102

SettlementFenny Compton

Site AddressLand at High Street, Fenny Compton


Description of siteThe site is 2 pieces of arable land adjacent existing residential properties on the north eastern side of Fenny Compton, which includes an existing property. Access is via a narrow lane which will only accommodate one vehicle wide traffic. The most southern field is within the open countryside, but the northern field is well contained with hedgerows along the edges which border the countryside.





Suitability summary�Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. This site is adjacent to the village, and well-related to facilities. Access could be achieved and subject to further highway assessment, the northern part of the site is potentially suitable as a modest extension to the village with allotments provided to the south. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development. With the northern part of the site promoted for 13 (net 12) dwellings and the southern part promoted for allotments.


Policy context�Development would currently contravene policy as it is outside the development boundary. The site is adjacent a Conservation Area to the west of the site.

Physical constraintsVehicular access could need to be provided by the demolition of an existing property. A relatively narrow corridor links the northern field with the High Street.Highway comments - Site has already received formal pre-application advice and an access to the site to serve 15 dwellings and allotments for village use has been agreed in principle from High Street. There are currently on-going discussions between WCC and the developer regarding land ownership fronting High Street. Visibility could be affected depending on ownership, however, alternative measuring for visibility has been agreed to achieve an acceptable splay.

Potential impactsOverlooking from surrounding residential properties. The site is not considered within the Landscape Sensitivity Study. The most southern field is within the open countryside, but the northern field is well contained.The Ecological Study (2012) identifies the northern part of the site as high distinctiveness, and low settlement distinctiveness across the southern part of the site and moderate distinctiveness on some of the boundaries which are identified as hedgerow or linear scrub and trees. The northern part is semi-improved neutral grassland and the southern part is arable.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.

Market appraisal�This site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. The higher values are achievable in the more affluent areas of the district, including many of the villages. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270

Achievability summaryThis site adjacent to the built up area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term.

Conclusion�Because of its location and characteristics, the northern part of site would be suitable for a mix of dwellings of about a net of 12 units, subject to adequate access being achieved and depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological, historic and landscape value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201512

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph12

40dph16

50dph20

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 25-30 dph, and the suggested yield is (net) 12 units. The Panel agreed with the assessment of this site.


Site refHAM101b

SettlementHampton Lucy

Site AddressLand North of Stratford Road


Description of siteThe site is a flat field on the north western edge of the village, adjacent existing residential properties. Access is off Stratford Road.





Suitability summary��Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.



Policy context�The village does not currently have settlement boundaries.Environment Agency aquifer. The western part of the site is agricultural land grade 2.

Physical constraintsThere are no known physical constraints.Access can be achieved from Stratford Road.Highway comments - Access to the development should be acceptable. Visibility is likely to be achievable, speed survey maybe required due to the location of the speed limit change. 28 dwellings would need a 5m wide access with a 2m footway and 1m service strip.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone HM06 which has a medium landscape sensitivity tolerance to change. There may be an opportunity at the rear of the terrace of properties on the north side Stratford Road, where an unattractive edge of settlement could be improved. If developed, the area could accommodate up to 8 new dwellings, and should not extend beyond a line from the western end of the existing housing to the corner at the rear of development at The Langlands forming a triangular site. The north west edge of this development facing open countryside should contain a native tree belt of at least 8m, which should be outside the curtilage of private dwellings and should be protected by a planning condition to allow it mature.The Ecological Study (2012) identifies the site as arable and as low distinctiveness across the majority of the site, and moderate distinctiveness on the far western boundary which is identified as linear scrub.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 8 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Historic landscape value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20168

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph8

40dph11

50dph14

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph. The suggested yield was for 28 units, but the Panel commented that 28 units is too many for the character of the village and suggested 8 units would be more appropriate. Therefore the yield was adjusted to reflect the Panels comments.


Site refHAR101

SettlementHarbury

Site AddressLand at Harbury


Description of siteThe site is a flat agricultural field on the southern edge of Harbary, adjacent new and existing residential areas.




Planning historyLand to the west of the site is currently being developed, with land adjacent in the same ownership.

Suitability summary�Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.



Policy context�Development would currently contravene policy as it is outside the development boundary. Environment Agency aquifer.

Physical constraintsThe site in isolation has no access. Access is proposed through a site to the west which the agent proposes to commence in August 2012.Highway comments - Access through existing (proposed) site should be acceptable however visibility of the access road from existing junctions must be maintained (2.4m x 43m).

Potential impactsThe site is not identified within a landscape parcel within the Landscape Sensitivity Study.The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as intact hedge, some with trees.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270

Achievability summary��This site adjacent to the built up area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term.

Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 20 units which could be started in the medium term, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201820

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph21

40dph27

50dph34



Site refHAR107b

SettlementHarbury

Site AddressLand west of Bush Heath Road


Description of siteThis is a large site situated on the edge of Harbury bordering the village on the south eastern corner, adjacent existing residential properties. At this point the site comprise allotments on the north western point, and flat arable fields facing onto Bush Heath Road which could provide access onto the site.





Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The land immediately adjacent the development boundary (excluding the allotments) is potentially suitable for residential development. Land further detached from the development boundary is poorly related to facilities and therefore not in a sustainable location for housing.

Availability summary�The owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy context�Development would currently contravene policy as it is outside the development boundary.Environment Agency aquifer.

Physical constraintsThere are no physical constraints.Any development of 6+ will require a formal bell-mouth access.

Potential impactsThe land north west of the site is allotments and not suitable for residential development.Landscape Sensitivity Study - The two fields adjacent to the housing on Percival Drive might be considered in the long term for housing development but only if the need for housing in this settlement becomes intense.The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as intact hedges and in some parts with trees.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionThe landscape study identifies a small area of land suitable for residential, adjacent the development boundary. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 40, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201520

2015 - 201620

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph40

40dph53

50dph67

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 40 units at an average density of about 28-30 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refILM101

SettlementIlmington

Site AddressLand adjoining Armscote Road


Description of siteThe site is a small paddock area which borders existing residential properties to the east and south of the site. It can be accessed from the west of the site.




Planning historyThere site has no known planning history.




Policy context�The village does not currently have settlement boundaries.Development would currently contravene policy as it is outside the development boundary. The site is just east of a Conservation Area.

Physical constraintsThere are no known physical constraints.Access can be achieved from Front Street.Highway comments - Existing access location is acceptable. Access surface breaking up and therefore is required to be re-laid.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone IM01 which has a high/medium landscape sensitivity tolerance to change. The zone has some limited potential in the small plot on the southern edge, just west of existing dwellings, but extending no further north. Any development should address the adjacent roads with key dwellings using Cotswold stone and in a vernacular style. Housing further north may breach the local skyline and would be undesirable.The Ecological Study (2012) identifies the site as tall ruderal and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as linear scrub and intact hedge.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 8 units which could be started in short term, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:27

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20158

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph9

40dph12

50dph15



Site refILM102a

SettlementIlmington

Site AddressMabel Farm and land


Description of siteThe site comprises farm buildings and associated fields to the west of the farm. It is adjacent the village boundary to the east.

Current/previous landuseAgriculture and farm buildings

Type of siteMixed



Suitability summary�Outside but adjoining the settlement boundary. Currently development on the site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.



Policy contextThe village does not currently have settlement boundaries.The site is within the Cotswolds AONB.The site is adjacent to a Conservation Area and listed buildings to the east. The eastern section is also within a landfill buffer.The northern boundary is a Local Wildlife Site.

Physical constraintsThe eastern field has cables crossing the field and the buildings at Mabels Farm would restrict residential development in these locations.Highway comments - Low speed of traffic on Back Street so access to the site is likely to be acceptable. There was presence of on street parking likely to be associated with the school. The visibility splay from the proposed access to the site, would need to ensure it fell outside the area of parking.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Im12 which has a medium landscape sensitivity tolerance to change. Despite its clear sensitivities in the AONB, use for recreation and by the Conservation Area there may be potential for housing appropriately designed at low density and to reflect the existing traditional pattern in the two fields to the south east abutting Back Street. Any development should not extend further south west than the boundary of the school so the rear of the school has a clear unbroken connection with the wider countryside on rising land. Development should also be bounded by the strong hedgerows to the north west, reinforced by tree planting to provide a green, soft edge to the village.The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as linear scrub and intact hedges.The Historic Environment Assessment identifies the east part of the site within a medium sensitivity historic landscape and the west part of the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, the eastern part of the site would be suitable for a mix of dwellings of about 32 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:25

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201516

2015 - 201616

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph39

40dph52

50dph65

Yield summary�Taking account of the character of the eastern part of the site adjacent the farm buildings, this site (net approximately 1.3ha) could be developed for low density development typically comprising a mix of semi detached and detached dwellings, and the suggested yield is 32 units. The Panel agreed with the assessment of this site.


Site refILM102b

SettlementIlmington

Site AddressFarmland east of Ilmington


Description of siteThe site is a large area of agricultural land, the western part of which flanks the edge of Ilmington village. This part of the site is adjacent existing residential properties and has access off Bennett Place or from the north of the site, and is enclosed to the east by existing hedgerows.








Policy context��The village does not currently have settlement boundaries.The site is within the Cotswolds Area of Outstanding Natural Beauty.There is a small area of Local Wildlife Site/Site of Importance for Nature Conservation within the site.Any development of 6+ will require a formal bell-mouth access.

Physical constraintsThere are no known physical constraints.Highway comments - A new access from Armscote Road would be preferable due to on street parking on Bennett Place creating a narrow carriageway. Visibility splays would need to be agreed. Warwickshire County Council are currently discussing a smaller development of 10-12 dwellings on part of this land fronting Armscote Road for development and the access has been agreed.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Im03 which has a medium landscape sensitivity tolerance to change. The sensitivity of the area lies particularly in its ridge and furrow and its rural character on the settlement approaches. However, the settlement edge is unsightly and might benefit from either screening with trees or by development in the northern third of the adjacent field which should address the adjacent roads with key dwellings using Cotswold stone and in a vernacular style. If development was implemented it should be complemented by planting the southern part of the field with woodland or as open space with strong planting infrastructure.The Ecological Study (2012) identifies the eastern part of the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as linear scrub and intact hedges. Within this large site are is a small area of dense/continuous scrub and semi-improved natural grassland.The Historic Environment Assessment identifies the west part of site within a medium sensitivity historic landscape and the eastern part within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, the far western part of this site would be suitable for a mix of dwellings of about 18 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201518

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph18

40dph24

50dph30

Yield summary�The Panel commented that 55 units is too many for the character of the site and suggested 18 units would be more appropriate for this location. Therefore the yield was adjusted to reflect the Panels comments. Taking account of the character of the site and its surroundings, a third of the far western part of the site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 18 units.


Site refKIN702

SettlementKineton

Site AddressLand north east of Kineton


Description of siteThe site comprises a part of a large agricultural field, public open space and burial ground, which is surrounded by fields and existing residential development.



Planning statusAllocation (non housing)

Planning historyPart of the site is public open space. The site is outside, but adjacent, the development boundary. The 2008 SHLAA identified the site as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identifies the site as a development opportunity, for playing fields for replacement school. The site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and presented for discussion and consultation.

Suitability summaryPart of the site is potentially unsuitable due to current use as burial ground and play area, although there is potential for the play area to be relocated within the same site. Therefore the remainder of the site could be suitable for residential development. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, and as a site with potential for future residential development. The site, in isolation, would not link well into the existing settlement due to the proposed access. Further work is being undertaken which may reveal constraints so far undetected, e.g. an ecological/geological study has just been commissioned.

Availability summaryThe agents are promoting the site for either 120 units or have sugggested they could work with the County to include this site as part of a more comprehensive redevelopment of both this and the adjacent site of the existing school.


Policy contextSite is outside settlement boundaries. The site includes playing fields.

Physical constraintsCounty Highways state that the site boundary 'would cause issues with creating a new access onto Southam Road due to location of bridge. If land was extended north, a new roundabout would be the preferred solution for access onto Southam Road.' Therefore proposals would require further investigations relating to access.

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development.There is potential for housing development between the sports fields and recreation ground and along Banbury Road between the college and new housing estate, but no further north than this estate to ensure that the settlement edge is stepped and well below the minor ridge top. The Habitat Biodiversity Audit (2009) identifies parts of the site as a buffer zone for species including bats and smal patches with woodland/trees, therefore any proposal would require further ecological investigation.The Ecology Study (2009) identifies the site as grassland and arable land, with a small strip on the western side as borad-leaved semi-natural woodland. The is within a buffer zone for great crested newt, add, grass snake, slow worm or bat.



2027 - 20280

2026 - 20270

Achievability summaryThe site, adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the agricultural land should not be financially viable, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the Local Plan and application process.

ConclusionCurrently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. This site could come forward in isolation, although it may be better for this site to come forward as part of a comprehensive scheme for the school. If site was pursued further investigations would be required relating to access to the highway. Ecological value on site should be considered in any future proposal.



Final density:36

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 201535

2015 - 201635

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph75

40dph100

50dph125

Yield summaryThe site would be suitable for a mix of dwellings of about 90 units, at a density of 35 dph on the agricultural part of the site, thereby retaining the burial ground and retaining an area within the site for open/play space. The Panel agreed with the assessment of this site.


Site refKIN704

SettlementKineton

Site AddressKineton High School, Banbury Road


Description of siteThe site comprises existing school buildings, associated playing fields and farmland. Surrounding uses comprise agricultural fields and existing residential areas.

Current/previous landuseSchool and playing fields



Planning historyThe 2008 SHLAA identified some land (school and playing fields) as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identified part of this site as a Development Opportunity, for approx. 75 dwellings and replacement secondary school. It identified that the housing should mainly occupy the footprint of existing school buildings.

Suitability summaryAs an existing school it would usually be assumed unsuitable for residential development, but the County Council have identified the need to redevelop the site, therefore making a small part of the site within settlement boundaries suitable for residential. The majority of the site lies outside the development boundary and has a high/medium landscape sensitivity to housing development.

Availability summarySchool is owned by Warwickshire County Council who are looking to redevelop the school and are suggesting that the existing site of school be released for residential development in order to finance the provision of new school buildings on land immediately to the north. The County own the playing fields on this site, which will provide for the new school and playing fields.


Policy contextSports fields outside settlement boundaries. Core Strategy phasing contraints - new secondary school to be built and operational before residential development can commence.

Physical constraintsCounty Highways state that 'access served from existing school site and possible connection through KIN702.

Potential impactsThe Landscape Sensitivity Study concludes that the sports fields are within a zone which has a high/medium landscape sensitivity to housing development. The sports fields are located in a gently rolling landscape and form part of the local skyline when viewed from the south. They extend into the open countryside to the north of the settlement. Housing development would be inappropriate while the area is in beneficial use and would need to avoid the skyline in any case. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summaryFrom the information available, it is considered that the existing footprint of the school site will come forward for residential development in the longer term. The new secondary school will be built and operational before residential development can commence.

ConclusionAs an existing school it would usually be assumed unsuitable for residential development, but the County Council have identified the need to redevelop the site, therefore making a small part of the site within settlement boundaries suitable for residential. The majority of the site lies outside the development boundary and has a high/medium landscape sensitivity to housing development.



Final density:31

2011 - 20120

2012 - 20130

2013 - 201420

2014 - 201535

2015 - 201620

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph72

40dph96

50dph120

Yield summaryResidential development will be suitable on the existing footprint of the school, which is 2.4 ha. Development, of approximately 75 dwellings. A new secondary school needs to be built and operational before residential development can commence. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. The Panel agreed with the assessment of this site.


Site refKIN901

SettlementKineton

Site AddressLand north of Banbury Road


Description of siteRelatively flat arable field with access to Banbury Road




Planning historyThe site was identified within a Broad Location in the 2008 SHLAA (KN02). However it is not included within the land identified as KIN.1 in the Draft Core Strategy October 2008. The site is identified within the Core Strategy 2012 consultation within an area of potential development options, although these were not evidence-based and only presented for discussion and consultation.

Suitability summaryThe land is adjacent to the built up area and has direct highways access from the main road network. Any future development should ensure that this is restricted to below the ridgeline.

Availability summaryThe owner or agent confirms in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development.The agent is promoting the site for 41 units



Physical constraintsCounty Highways states that the 'principle of access subject to visibility is likely to be acceptable from Banbury Road. If KIN704 were to be developed, a possible connection could be considered, and on to KIN702. Could create eastern bypass of village.'

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. There is potential for housing development between the sports fields and recreation ground and along Banbury Road between the college and new housing estate, but no further north than this estate to ensure that the settlement edge is stepped and well below the minor ridge top. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation. There are trees and hedges on the boundaries.



2027 - 20280

2026 - 20270

Achievability summaryThis site, adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs.

ConclusionCurrently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201810

2018 - 201925

2019 - 202025

2020 - 202110

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph60

40dph80

50dph100

Yield summaryBecause of its location and characteristics, this site may be suitable for a mix of dwellings of about 70 units assuming the delivery of housing at 35dph over 50% of the site. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. The Panel agreed with the assessment of this site.


Site refLOCO901

SettlementLong Compton

Site AddressLand at Barncroft


Description of siteThe site is a small field on the edge of Long Compton, surrounded by residential development on 3 sides. Access can be gained from Bancroft to the north.






Availability summary�The owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development, and is being promoted for 12 dwellings.


Policy context�Development would currently contravene policy as it is outside the development boundary.The site is within the Area of Outstanding Natural Beauty and Conservation Area.

Physical constraintsThere are no known physical constraints.Any development of 6+ will require a formal bell-mouth access.

Potential impactsLandscape Sensitivity Study - 'The northern paddock lies at the end of Barncroft and is surrounded on three sides by development with an outgrown hedge with dead elm on the fourth, eastern boundary. As it is not widely visible and does not abut sensitive features it is considered appropriate for housing development provided the eastern boundary is improved and reinforced.'The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as intact hedges, some with trees.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 12 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:19

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201512

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph19

40dph25

50dph32



Site refLITC101

SettlementLong Itchington

Site AddressLand south of Stockton Road


Description of siteThe site is a large agricultural field which slopes down gently to the south, with a canal and poplars at the bottom of the site. Adjacent is a school and existing residential properties to the north and west. The remaining boundaries are flanked with other agricultural fields.




Planning historyPending planning application (11/01564/FUL) for 10 affordable housing units. This is on part of the site (north west).

Suitability summary�Outside but adjoining the settlement boundary. The landscape study has identified the eastern part of the site more suitable. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development. Pending planning application (11/01564/FUL) for 10 affordable housing units. This is on part of the site (north west).


Policy context�Development would currently contravene policy as it is outside the development boundary.The western section of the site is within a landfill buffer.

Physical constraintsThere are no known physical constraints.The site can be accessed from Stockton Road.Any development of 6+ will require a formal bell-mouth access.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone LI01 which has a medium landscape sensitivity tolerance to change. The land south of Stockton Road may be possibly developed but only if advanced planting is put in place in line with the eastern boundary of the school to form a softer established edge to the settlement. Elsewhere housing is considered to be inappropriate due to openness and potential prominence.The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site, and moderate distinctiveness some of the boundaries which are identified as intact hedges.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201520

2015 - 201615

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph35

40dph47

50dph59

Yield summary�Taking account of the character of the site and its surroundings, the western part of the site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 35 units. The Panel agreed with the assessment of this site.


Site refLITC105b


Site AddressLand east of Marton Road


Description of siteThe site comprises 2 fields just north of Long Itchington to the east of Marton Road, currently used for car boot sales.








Policy context�Development would currently contravene policy as it is outside the development boundary.The site is just north of a Conservation Area and Listed Building. Western section is Environment Agency aquifer.

Physical constraintsThere are no known physical constraints.Highway comments - Any development of 50-80 houses will require a Transport Statement in accordance with DfT guidance. Access to the site taken from A423 Marton Road, will required 2.4m by 120m visibility splays that should be achievable due to extensive site frontage and alignment of the A423. Access would need to be 5m wide with 2m footway and 1m service strip to serve suggested 55 dwellings. Safety assessment would highlight the need for a right turn lane should it be required. The traffic generation of 55 dwellings would not require this without a safety issue, more likely to be needed should LITC105c come forward.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone LI03 which has a medium landscape sensitivity tolerance to change. There is potential for housing development in the southernmost three fields provided that the hedgerows and trees are retained and enhanced and the frontage to the A423 provides a positive introduction to the settlement. A design brief would be necessary.The Ecological Study (2012) identifies the site as amenity grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on some of the boundaries which are identified as linear scrub, intact hedges and trees.The Historic Environment Assessment identifies the south part of the site within a medium sensitivity historic landscape, and the northern part within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 55 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201520

2015 - 201620

2016 - 201715

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph55

40dph73

50dph91



Site refLITC105c


Site AddressLand north of Long Itchington


Description of siteThe site is a long thin field to the east of Marton Road with hedgerows on its boundaries. The site, in isolation, has no access from the road.








Policy context�Development would currently contravene policy as it is outside the development boundary.The site is just north of a Conservation Area and Listed Building.

Physical constraintsThere is no access for this site in isolation. Development in this location would need to come forward with site LITC105b.Highway comments - WCC have raised no objection to the application 11/0164/FUL. Access would need to ensure there was no conflict with the school access and 2.4m by 70m visibility splays.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone LI03 which has a medium landscape sensitivity tolerance to change. There is potential for housing development in the southernmost three fields provided that the hedgerows and trees are retained and enhanced and the frontage to the A423 provides a positive introduction to the settlement. A design brief would be necessary.The Ecological Study (2012) identifies the site as amenity grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on some of the boundaries which are identified as linear scrub, intact hedges and trees.The Historic Environment Assessment identifies the site within a low to medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 25 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. The site would need to come forward with site LITC105b. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:28

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201815

2018 - 201910

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph27

40dph36

50dph45

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 25 units. The would come forward in the medium to longer term, after site LITC105b. The Panel agreed with the assessment of this site.


Site refMAP102

SettlementMappleborough Green

Site AddressHaye Lane


Description of siteThe site is a paddock with a hedgerow to the front, opposite a large house with fields to the south.





Suitability summaryApproximately a third of the site fronting the road, in line with adjacent properties, is suitable for housing development. Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints.



Policy context�The village does not currently have settlement boundaries.The site is within the Green Belt.The south western corner is identified within a landfill buffer.

Physical constraintsThere are no known physical constraints.Access can be achieved from Haye Lane.Highway comments - Haye Lane has an average width of 4 metres, so it may be necessary to provide passing places between the A435 and site. Haye Lane is also de-restricted at 60mph, therefore speed surveys would need to be submitted to support any application, as at present, 215m ‘y’ distances are not achievable.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone M03 which has a high/medium landscape sensitivity tolerance to change. The sensitivity of the zone lies in its intact small/medium scale hedge pattern and trees. The zone is also within an area of high cultural landscape sensitivity. Some limited housing development might be appropriate in the zone provided it retained the hedgerow pattern and did not disrupt the visual amenity of residents.The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as intact hedges.The Historic Environment Assessment identifies the site within a low to medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, the northern part of this site would be suitable for a mix of dwellings of about 10 units, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:25

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201510

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph12

40dph16

50dph20

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 25 dph, and the suggested yield is 10 units. The Panel agreed with the assessment of this site.


Site refNEW701a

SettlementNewbold on Stour

Site AddressLand on Mill Lane and Church Terrace


Description of siteThe site is an area of scrubland with trees and bushes throughout the site. It is bordered by residential development to the north east and north west, and there is a redundant community building adjacent to the south east. Access is good onto Stratford Road or Mill Lane.









Physical constraintsThere are no known physical constraints.Highway comments - Mill Lane would be required to be widened on the side of the development. Visibility onto the A3400 is poor towards Shipston due to hedgerow. 32 dwellings would definitely require improvements to the junction of the A3400 and Mill Lane to widen for a distance greater that at present and improve visibility where possible. 32 dwellings would not be acceptable without the above improvements.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Ne04 which has a medium landscape sensitivity tolerance to change. The relic grassland and scrub is least sensitive as it is well screened and of limited intrinsic sensitivity. This would be the only part of the zone able to accommodate housing provided that the existing boundary screening is maintained and possibly reinforced with trees.The Ecological Study (2012) splits the site into 2 sections. The north west side is tall ruderal and identified as low distinctiveness. The south east part is scattered scrub and identified as medium distinctiveness. Linear scrub borders the site on three sides and identified as medium distinctiveness.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201516

2015 - 201616

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph32

40dph42

50dph53



Site refNEW701b

SettlementNewbold on Stour

Site AddressLand behind Mill Lane


Description of siteThe site is arable land which forms part of a larger site stretching to the north east towards the River Stour. There is a small band of hedgerow running through the site, otherwise the site is quite open. Access is via an existing road at Heron Way.









Physical constraintsHighway comments - Access to the site should be made through an extension of Heron Close (through existing turning head). Access to be 5m wide with 2m footway and 1m service strip.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Ne02 which has a medium landscape sensitivity tolerance to change. The zone has some potential for new housing development. Any such development should be bounded by a strong hedgerow along the north eastern edge of the site to define the edge of the floodplain and opportunities should be sought to include some hedgerow trees along this boundary. The pond should also be retained and managed as an ecological resource and areaof open access for the local community.The Ecological Study (2012) identifies the site as improved grassland and as low distinctiveness across the majority of the site, and moderate distinctiveness some of the boundaries which are identified as linear scrub. There are a small row of trees within the site.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 38 units which could be started in about 2012 and completed by 2013, subject to achieving a satisfactory access and depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201620

2016 - 201718

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph38

40dph51

50dph64



Site refQUI101a

SettlementQuinton (Lower)

Site AddressLand south of Main Road


Description of siteThe site is a large flat arable field with hedgerows round all boundaries, situated to the south of Quinton. It borders residential properties to the north and west and is well enclosed with hedgerows. Agricultural fields border the site to the east and south of the site.









Physical constraintsThere are no obvious physical constraints.Access can be achieved from Goose Lane and/or Main Road.Any development of 6+ will require a formal bell-mouth access. Any development of 50-80 houses will require a Transport Statement in accordance with DfT guidance.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Q01 which has a medium landscape sensitivity tolerance to change. Housing development may be acceptable in the field east of Goose Lane, no further south than existing housing west of Goose Lane. The edges to the south and east should be indented and well vegetated to ensure that the setting of the AONB is not affected and also so the older settlement pattern to the east is respected.The Ecological Study (2012) identifies the site as low distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as intact hedges with trees in places.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionCurrently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy. Ecological value on site should be considered in any future proposal.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201720

2017 - 201820

2018 - 201925

2019 - 202025

2020 - 202120

2021 - 202220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph111

40dph148

50dph186

Yield summaryThe Panel suggested 150 units for this site. Taking account of the character of the site and its surroundings, this site could be developed for about 130 units at an average density of about 33-37 dph which will provide an appropriate range of dwelling types for the housing market in this location.


Site refSHP101

SettlementShipston on Stour

Site AddressLand south west of Shipston on Stour


Description of siteThe site is a large strip of agricultural land stretching along the south eastern half adjacent the built up area of Shipston. New housing estates border the site at this point and on the other side if open countryside. The land slopes up from the development boundary to a ridge beyond the site. Some of the fields are contained with hedgerows, while other fields are part of large fields.





Suitability summaryThe southern part of the site is not suitable for residential development, however the northern part, as identified in the landscape study, is potentially suitable. The public right of way running through the site would need to be retained.

Availability summaryThe site was promoted to the Council as part of the draft Core Strategy consultation in 2009 and the landowner has confirmed that the site is available for residential development.


Policy contextThe central part of the site is Local Wildlife Site/SINC. The site was identified within a Broad Location within the last SHLAA 2009.

Physical constraintsDelivery of the site is dependant on suitable access being achieved and the public right of way retained.County Highways comments relating the whole site states 'may require upgrade of Shoulderway Lane to cater for two-way traffic - possible connections to existing residential roads.'

Potential impactsThe Landscape Sensitivity Study states that housing development should be no higher than two storeys could be accommodated discreetly below the break of slope [around 85mAOD] in only a few lower fields either side of the main PROW rising up the hill. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for species including bats, therefore any proposal would require further ecological investigation. Part of the site has trees and hedtges, and part is also identified as a potential Local Wildlife Site.



2027 - 20280

2026 - 20270


ConclusionThe site was identified within a Broad Location within the last SHLAA. The Landscape Sensitivity Study states that housing development could be accommodated discreetly below the break of slope in only a few lower fields either side of the main public rights of way rising up the hill. The southern part of the site remains unsuitable for residential development. The site would accommodate approximately 100 dwellings, which is dependant on suitable access being achieved and the public rights of way retained.



Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201840

2018 - 201920

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph105

40dph140

50dph175



Site refSHP904

SettlementShipston on Stour

Site AddressEx-IMI Norgren Ltd facility, Campden Road


Description of siteThe site comprises the ex IMI Norgen facility which is located close, but not adjacent, to the built up area of Shipston on Stour. The brownfield site is located close to the top of a ridge and surrounded by green fields.

Current/previous landuseB2 Industrial



Planning historyA planning application (11/0238/OUT) for 130 dwellings and 929 sq m B1 use was refused in July 2012.

Suitability summary�The site is currently outside and not adjacent to the development boundary. The 2008 SHLAA, and associated landscape work, identified the land adjacent within a wider Broad Location, and as an area with potential for future residential development. The site is a redundant large employment site situated to the top of a ridge. It could be suitable if it came forward with the land adjacent to the east (SHP902). Access to the site is good, however development would be distant from the main services and facilities within the settlement which may preclude development in principle. Further work would also need to be undertaken to ensure the release of an employment site is suitable in this settlement.



Policy contextThis is an employment site which is outside, and detached from, the development boundary. The 2008 SHLAA identified the land between this site and the development boundary as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identifies the site as a development opportunity, for residential development and a residential care home.

Physical constraintsThe Historic Environment Assessment of Proposed Strategic Sites (2008) identifies known archaeological sites (SHIP.1) within this location.

Potential impactsLandscape - site is located at the top of a ridge and to the west there are long views.



2027 - 20280

2026 - 20270

Achievability summary�This sit is outside the development boundary, but is in a location that developers find attractive to bring forward housing sites for development, especially if it came forward as the whole Broad Location. There is no economic reason why the site should not be financially viable, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the Local Plan and application process.

ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 130 units, at a gross density of 35 dph on 75% of the site. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. The site would need to come forward as part of the Broad Location, and could not be implemented before SHP902, therefore development could be started in about 2013 and completed by 2026. This is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council.



Final density:32

2011 - 20120

2012 - 20130

2013 - 201440

2014 - 201540

2015 - 201640

2016 - 201710

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph123

40dph164

50dph205

Yield summaryThe site is being promoted for a yield of 130 units which is appropriate for this site. The Panel agreed with the assessment of this site.


Site refSHP707

SettlementShipston-on-Stour

Site AddressLand off Hornsby Close


Description of siteThe site is a field adjacent to the development boundary, and surrounded by residential development on 2 sides and sports playing pitches and children's nursery to the west. Access is from Hornsby Close.




Planning historyAn outline planning application (12/00793/OUT) for 22 dwellings is pending on this site.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. The previous SHLAA identified the site within a Broad Location, and as a site with potential for future residential development. Further landscape work in 2012 reduces the size of the site that is potentially suitable in landscape terms. Land in this area may also be best related to existing facilities and the main employment area.

Availability summaryThe owner or agent confirms in 2012 that the site is still available for development, and that there are no legal or ownership problems which could limit development. The site is being promoted for 22 dwellings and is available to start on site in 2013.


Policy contextThere are no known policy restrictions.


Potential impactsThe Landscape Sensitivity Study identifies this parcel of land as high/medium landscape sensitivity. Development within the field to the west is visible to less sensitive receptors and so, while undesirable, may be justifiable. This is with the strong proviso that no development should be higher than the existing housing [ideally lower] and should not be located higher up the slope than 75mAOD, whichever is lower. This equates to approximately 0.8ha remaining potentially suitable for development. The top of the field [to the north and north eastern corner] should be planted with native trees with access to provide a permanent soft termination to the settlement edge and reinforce the screening of the landform.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 22 units, within the area defined in the Landscape Sensitivity Study. This density reflects the scale of the location and the likely requirements for the necessary infrastructure and landscaping. Development could be started in about 2016. This is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council.



Final density:28

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201722

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph24

40dph32

50dph40

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 22 units on the southern most part of the site which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSOM706

SettlementSoutham

Site AddressLand off A423


Description of siteOpen land located east of the bypass.




Planning historyThe adjacent site at Galanose House has gained permission (09/01325/FUL) for residential development.

Suitability summaryThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity tolerance to change. In principle, if there is a requirement for further greenfield development, this site should be considered as a possible development site through the LDF process.

Availability summaryThe owner or agent confirmed in 2012 that the site is still available for development, and that there are no legal or ownership problems which could limit development.


Policy contextDevelopment would currently contravene policy as it is outside the development boundary.


Potential impactsThe Landscape Sensitivity Study states that the field to the north east of Bungalow Farm may be appropriate for housing as it falls towards the bypass although its south eastern hedge would need to be reinforced as a screen.



2027 - 20280

2026 - 20270


ConclusionThe site is outside of the development boundary for the town and was not identified as a Broad Location in the previous SHLAA. However, the site has been potentially identified suitable in the Landscape Sensitivity Study. The site is adjacent the development boundary and close to residential properties. Although the site is located east of the bypass where further development would not relate well to existing services and facilties within the settlement. At 30 pdh the site would provide a yield of approxmiately 300 units. This is subject to the settlement being considered a sustainable location for large scale development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201640

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 202040

2020 - 202140

2021 - 202240

2022 - 202320

2023 - 20240

2024 - 20250

2025 - 20260

30dph300

40dph400

50dph500

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 300 units at an average density of about 30 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSOM707

SettlementSoutham

Site AddressWattons Lane


Description of siteThe site is green fields sandwiched between existing residental properties, stretching west into the open countryside, with a water course running along the southern boundary.





Suitability summaryThe south western part of the site is unsuitable due to landscape impact and it is within flood zone 3. The eastern part could have residential development potential.




Physical constraintsFlood zone 3 runs along the south western part of the site.

Potential impactsThe eastern section of the Landscape Sensitivity Study has identified that 'In landscape terms, there may be an opportunity to infill north of the new housing on the sewage works site providing the edge to the countryside remains green and indented.



2027 - 20280

2026 - 20270


ConclusionThe south western part of the site is unsuitable due to landscape impact and it is within flood zone 3. The eastern part could have residential development potential for approximately 20 units in line with the location identified in the most recent landscape study.



Final density:9

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201720

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph68

40dph91

50dph114

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings and the suggested yield is about 20 units. The Panel agreed with the assessment of this site.


Site refSOM903

SettlementSoutham

Site AddressBanbury Road


Description of siteThe site comprised open land comprising fields, Southam Football and the Bowls Club. A large employment area is positioned to the north west and an existing residential area to the north east which is adjacent to this site by a small strip of land. A cricket ground is located to the north and fields surround the remaining boundaries of the site.

Current/previous landuseAgriculture and amenity land



Planning historyThe site is outside, but adjacent, the development boundary, and part of the site is currently occupied by playing field / sport facilities. The 2008 SHLAA identified the site as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identifies part of this site as a development opportunity, for 200 dwellings, extra-care facility for the elderly, business use, relocated sports facilities and possible foodstore.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. It currently occupies playing fields and sport facilities, that would need to be relocated in a suitable location before this site could come forward for housing development. A cricket ground to the north of the site is not available, which limits the potential to integrate this site with the existing residential areas in the settlement. The 2008 SHLAA, and associated landscape work, identified the site within a Broad Location, as a site with potential for future residential development. From the information available, the site is considered suitable in principle for future housing potential, because there are no insurmountable constraints. Further work is being undertaken which may reveal constraints so far undetected, e.g. an ecological/geological study has just been commissioned.

Availability summary�Th agent confirmed in 2009 that the site is available for development, and that there are no legal or ownership problems which could limit development. Availability of the site for residential development in 2012 needs to be established.


Policy contextOutside development boundary.

Physical constraintsDoes not link very well with the existing residential areas, especially without the cricket ground included in the site. The Historic Environment Assessment of Proposed Strategic Sites (2008) identifies known archaeological sites within this location.

Potential impactsLandscape Sensitivity Study - The zone is a low lying very gently rolling landscape with a range of incremental uses from mixed agriculture to football ground and cricket ground. The limited tree cover is focussed on the football ground and old A425 road line and hedgerows are generally outgrown which limits clear views. The settlement edge is highly indented and the area feels disjointed. The football ground infrastructure is a detractor with its wireless mast, floodlights and buildings and the commercial edge to the west is prominent adjacent to poorly managed hedgerows. The cricket ground is discreet. Southam Meadow south is a local wildlife site and has intrinsic value. The area may benefit from comprehensive replanning retaining positive features but integrating the series of uses in a more positive way. This is unlikely to include housing due to the proximity of commercial uses but cannot be ruled out. A positive strong landscape screened edge would be essential. The extent of any redevelopment should not extend further south than the football ground southern boundary.The Ecology Study (2009) identifies that the site contains improved grassland, amenity grassland, semi-improved neutral grassland and on the boundaries intact hedge with trees in some places.



2027 - 20280

2026 - 20270

Achievability summary�This site, adjacent to the urban area, is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural and playing fields, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008/9 by the time this site has been assessed through the LDF and application process.

Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 550 units. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. Development could be started in about 2018. This is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in the Local Plan adopted by the District Council. It also depends on a suitable location being found for replacing the playing fields / sports facilities that currently exist on the site. The site be integrated in a more suitable way with existing residential areas if the cricket ground was made available, although this does not restrict the site from being suitable for housing development in principle. Ecological value on site should be considered in any future proposal.



Final density:35

2011 - 20120

2012 - 20130

2013 - 201442

2014 - 201542

2015 - 201642

2016 - 201742

2017 - 201842

2018 - 201942

2019 - 202042

2020 - 202142

2021 - 202242

2022 - 202343

2023 - 202443

2024 - 202543

2025 - 202643

30dph471

40dph628

50dph785

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 550 units at an average density of about 35 dph over 70% of the site, which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSOM904

SettlementSoutham

Site AddressLand South of Galanos House


Description of siteSite consitutes two fields currently used for grazing. Directly accessed from the A423.





Suitability summary�The Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity tolerance to change. In principle, if there is a requirement for further greenfield development, this site should be considered as a possible development site through the LDF process.

Availability summaryThe owner or agent confirmed in 2012 that the site is still available for development, and that there are no legal or ownership problems which could limit development.The site is being promoted for a care village of up to 175 units.


Policy contextDevelopment would currently contravene policy as it is outside the development boundary. The smaller western field is identified as a Local Wildlife Site within the Landscape Sensitivity Study.

Physical constraintsThe Historic Environment Assessment of Proposed Strategic Sites (2008) identifies known archaeological sites within this location.

Potential impacts�The Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity tolerance to change.



2027 - 20280

2026 - 20270


ConclusionThe site is outside of the existing built up area boundary for the town and is adacent to existing buildings which could be considered to extend the built area south of the built up area boundary. The land has direct access to the main highway network and there are no practical constraints to development. The site is promoted by the landowner for a mix of uses including care facilities but could come forward for a total of 130 dwellings if the whole site were to be developed at an average density of 30dph. This would however be subject to the settlement being considered a suitable location for development and the site being subsequently allocated in the relevant Local Development Document.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201735

2017 - 201835

2018 - 201935

2019 - 202025

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph130

40dph173

50dph217



Site refSTOC102

SettlementStockton

Site AddressLand north of Napton Road


Description of siteThe site appears to be redundant allotment land with hard standing at the road side, on flat ground. Residential properties and a public house border the site to the west and south. A sports ground is to the east. The site has good access off Napton Road.









Physical constraintsThere are no obvious physical constraints.Access can be achieved from Napton Road, but development would need to maintain or reconfigure an existing car park on the boundary with Napton Road.Highway comments - Suggest the access to the site is taken through the existing car park, to create a central access closing the existing two. A 5m wide access with 2m footway and 1m service strip will be required as a minimum to serve the suggested 45 dwellings

Potential impactsThe Landscape Sensitivity Study states that this site is within zone Stk01 which has a medium landscape sensitivity tolerance to change. Housing development would be appropriate but would need to be subject to a design brief considering the zone and its context. The opportunity should be taken to provide a village green next to an improved parking area.The Ecological Study (2012) splits the site into 2 parts which are both identified as moderate settlement distinctiveness. The northern part is semi-improved grassland, and the southern part is scattered scrub with trees.The Historic Environment Assessment identifies the site within a low sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 45 units which could be started in about 2014 and completed by 2016, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal.



Final density:38

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201520

2015 - 201620

2016 - 20175

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph36

40dph48

50dph60

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for medium density development typically comprising a mix of detached, semi -detached and terraced dwellings at an average density of about 34-38 dph, and the suggested yield is 45 units. The Panel agreed with the assessment of this site.


Site refSTR105


Site AddressLand at Milestone Road


Description of siteThe site is a field with 2 edges adjacent existing residential development and green fields located to the east and south. Access to the site is good from Milestone Road.




Planning historyThe site was identified as a Broad Location (SO4) within the 2009 SHLAA. Planning application (09/01354/OUT) was withdrawn for a nursing home (approximately 50 beds); 'Extra Care' apartment block (approximately 40 bed units) ( use class C2); 18 cottages (Assisted Living/Extra Care) (use class C2); and provision of a doctors' group practice, surgery and pharmacy with access off Milestone Road.

Suitability summaryThe site is outside the development boundary and therefore currently not suitable for development, however the site does have future potential. The Landscape Sensitivity Study identifies the site with a medium landscape sensitivity, therefore any proposal would require careful boundary treatment.

Availability summaryThe site was promoted within a larger site in 2009. It is now being promoted by another agent who confirms that the site is potentially available for development, and that there are no legal or ownership problems which could limit development. It is being promoted for 67 dwellings (30dph at 60% of the gross site area) and available in the next 5 years.


Policy contextThe site is outside the development boundary and therefore currently restricted by planning policy for housing development.

Physical constraintsCounty Highways state that the 'highway authority previously objected due to suitability of Milestone Road for access to a proposed extra care facility.'

Potential impactsThe Landscape Sensitivity Study identifies the site with a medium landscape sensitivity, therefore any proposal would require careful boundary treatment. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for various species including bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


Conclusion�Taking account of the character of the site and its surroundings, this site could be developed for about 67 units at an average density of about 30 dph. The site is part of a larger site STR722a. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201827

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph68

40dph90

50dph113

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for about 67 units at an average density of about 30 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSTR712


Site AddressRowley Fields, Maidenhead Road


Description of siteThe site is a field locally known as Rowley Fields, which is bordered by large detached housing on 2 sides, a golf course and open space and nature areas to the north of the site.




Planning historyPlanning application was refused.

Suitability summary�The site is currently outside, but adjacent to, the development boundary. The 2008 SHLAA identified the site within a Broad Location, and as a site with potential for future residential development.Landscape Sensitivity Study identifies this location as an opportunity for residential development. The site is considered suitable in principle for future housing potential, because of its accessibility to facilities, job opportunities and public transport, and because there are no insurmountable constraints.

Availability summaryThe agent confirmed in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is outside, but adjacent, the development boundary. The 2008 SHLAA identified the site as a wider Broad Location for Development.

Physical constraintsCounty Highways state that 'access likely from Maidenhead Road.'

Potential impactsLandscape Sensitivity Study - The only opportunity for some carefully designed new residential development may be the field in the north west corner, which has limited tree cover and lies outside the Green Belt. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for various species including bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270

Achievability summary��From the information available, it is considered that there is a reasonable prospect that housing will be delivered on the site. It is also considered that, given current and probable future sales prices, and alternative land values, the site is economically viable and the capacity of the developer to complete and sell the housing in the medium term in this area is good, despite the current economic downturn.

ConclusionBecause of its location and characteristis, including landscape, this site would be suitable for a mix of dwellings of about 70 units. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. This is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council.



Final density:23

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201735

2017 - 201835

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph90

40dph120

50dph150



Site refSTR714


Site AddressLand north of Bishopton Lane


Description of siteThe site is open green fields which rises up to the south western end to The Ridgeway. The north eastern end is low lying and used as public open space. The site is surrounded by development on 3 sides and main road to the north.





Suitability summary�The site is currently outside, but adjacent to, the development boundary. The north eastern end of the area is subject to flooding and an allocation as Public Open Space and therefore unsuitable for residential development. Therefore the extent of area potentially available for development is likely to be relatively small and may be approximately 10 ha within the larger area. The previous SHLAA identified the site within a Broad Location, and the Landscape Sensitivity Study supports the site as an area with potential for future residential development.

Availability summary�The owner or agent confirmed in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development. The agent is promoting the site for a suggested a net developable area to be 14.39 ha yield of 575 dwellings.


Policy contextThe site is outside, but adjacent, the development boundary. The 2008 SHLAA identified the site as part of a wider Broad Location for Development. A large part of the north eastern section of the site is within the floodplain. Part of the site is also a proposed public open space in the Local Plan (SUA.HA)

Physical constraintsThe site is constrained by flooding and landscape concerns.County Highways state that 'during previous discussion, where site likely to have a yield of 500 units, multiple access points from Bishopton Lane - constraint of existing bridge structure would need to be resolved.'

Potential impactsThe Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation. Hedgerows are also identified in this location.



2027 - 20280

2026 - 20270


ConclusionThe site is outside the development boundary and the majority of the site is constrained by flooding and open space, although the remaining parts, approx 10 ha, is within a Broad Location as identified in the previous SHLAA and supported by the

�landscape study. Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 250 units likely to be started from 2016, depending on the recovery of the housing market.



Final density:25

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 202040

2020 - 202140

2021 - 202240

2022 - 202310

2023 - 20240

2024 - 20250

2025 - 20260

30dph300

40dph400

50dph500



Site refSTR716a


Site AddressLand off Milestone Road


Description of siteThe site is a large field with 2 edges adjacent existing residential development and green fields located to the east and south. Access to the site is good from Milestone Road.




Planning historyThe site is outside, but adjacent, the development boundary. There are no other policy constraints. The 2008 SHLAA identified the site as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identifies a smaller part of the site as a development opportunity, for extra-care/nursing care complex (including approximately 50 dwellings).

Suitability summary�The site is currently outside, but adjacent to, the development boundary. There are no other policy constraints. The Landscape Sensitivity Study identifies potential for development in this zone. The site is contained within the landscape. Part of the site has also been identified in the draft Core Strategy as a potential Development Option. From the information available, the site is considered suitable in principle for future housing potential, although it is not particularly well related to services.

Availability summaryThe site is being promoted for a Care Village, market housing and related local community facilities. The agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is currently outside settlement boundaries.

Physical constraintsCounty Highways state that 'access to the site would be required outside the site boundary.'

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. Extensive landscaping would be required along the north east boundary.



2027 - 20280

2026 - 20270


ConclusionCurrently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered to have future housing potential. The site could offer a suitable location for development and could contribute to the creation of sustainable, mixed communities, subject to a change in policy.



Final density:30

2011 - 20120

2012 - 20130

2013 - 201440

2014 - 201560

2015 - 201660

2016 - 201760

2017 - 201860

2018 - 201960

2019 - 202060

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph401

40dph534

50dph668

Yield summaryBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 400 units (excluding the part of the site STR105 which has been promoted separately). This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. Development could be started in about 2014, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the Stratford-upon-Avon are to be pursued. The Panel agreed with the assessment of this site.


Site refSTR722a


Site AddressLand south of Alcester Road (a)


Description of siteThe site is agricultural land with a farm building located on small part of the site. On the east and north edges are existing residential development, with agricultural land to the south and west. Access is good onto existing Alcester Road and/or West Green Drive.



Planning statusPlanning application currently on appeal

Planning historyPlanning application 09/02196/OUT was refused and is now at appeal, for a larger site. The application is for 800 dwellings, mixed use local centre to consist of residential development, retail/commercial floorspace (1,000 sq.m. A1-A5) and D1 uses and primary school; laying out of green infrastructure consisting of open space, structural landscaping, and areas of equipped play and associated infrastructure. It is part of a larger Strategic Reserve for housing development in the Local Plan (Proposal SUA.W), and the Local Plan also identifies a new Local Centre in this location The 2008 SHLAA identified the site as a Broad Location for Development. The draft Core Strategy (Oct 2008) identifies the site as part of a development opportunity, which includes residential.

Suitability summary�The site is currently outside, but adjacent to, the development boundary, and is part of a Strategic Reserve site in the Local Plan for housing. The 2008 SHLAA, and the Landscape Sensitivity Study identify the site as having potential for future residential development.

Availability summaryThe agent confirms that the site is available for development, and that there are no legal or ownership problems which could limit development. The owners also own land adjacent (site STR722b)


Policy contextThe site is currently outside, but adjacent to, the development boundary.

Physical constraintsCounty Highways state that 'access solution not straightforward for isolated site - if part of wider land west of Shottery development, access would be off Wildmoor roundabout.'

Potential impactsThe area is sensitive in three areas: to the south, with its relationship with the green corridor linking into the settlement in ST23, to the north where the zone forms a pleasant gap on the A422 allowing views to Bordon Hill, and the rising land to the north where potential development might be visible to the wider landscape on a skyline. Housing development would therefore be acceptable only in the two lower fields by the housing edge around the sub-station [no further north than the PROW] and in the field to the south providing the built edge does not run further south than the current housing estate edge. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


ConclusionThe site is currently outside, but adjacent to, the development boundary. Because of landscape restrictions and its location and characteristics, this site would be suitable for a mix of dwellings of about 200 units, at a density of 30 dph over 80% of the site. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. Development is subject to the site being identified for development in the development plan. Further work needs to be undertaken in relation to landscape impact, the exact suitable boundary for development and access to services etc.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 202040

2020 - 202140

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph200

40dph267

50dph334



Site refSTR723


Site AddressLand at Bordon Hill


Description of siteAgricultural land bounded to the north by Evesham Road



Planning statusPlanning application currently at appeal

Planning historyThe majority of the site is covered by planning application 09/02196/OUT which was refused and is now at appeal. The application covers a larger areas and is for 800 dwellings, mixed use local centre to consist of residential development, retail/commercial floorspace (1,000 sq.m. A1-A5) and D1 uses and primary school; laying out of green infrastructure consisting of open space, structural landscaping, and areas of equipped play and associated infrastructure.

Suitability summaryThe site is outside of the development boundary for the town. However, it could be considered suitable for future housing. The site is bordered by development on 2 sides and has good access. The Landscape Sensitivity Study has identified limited potential to the east of Borden Hill Farm.

Availability summaryThe site is currently on appeal for a mixed use proposal including residential.


Policy contextThe site is outside of the development boundary for the town.

Physical constraintsCounty Highways state that access could be taken from Luddington Road.

Potential impactsThe Landscape Sensitivity Study concludes that the site lies within a zone which has a high/medium landscape sensitivity to housing development. The area has only limited longer term potential in the lower fields south of the plantation, but only extending as far west as it and the lower part of the field south of the B439 east of Bordon Hill farm. These would only be potentially acceptable if advance structure planting with public access was put in place to screen the areas from wider view/and/or act as a permanent western edge to the settlement. Any new access off the B439 with associated signage would be very disruptive to the character of the hill approach so, if required to enable development, would make any development highly undesirable in visual terms. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


ConclusionThe site is outside of the development boundary for the town. However, it could be considered suitable for future housing. The site is bordered by development on 2 sides and has good access. The Landscape Sensitivity Study has identified limited potential to the east of Borden Hill Farm. The eastern side of the site is subject to flooding and would reduce the yield of the site. The site would provide a yield of 40 units. Development is subject to the site being identified in the development plan.



Final density:30

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201610

2016 - 201720

2017 - 201810

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph40

40dph53

50dph67

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 30 dph, and the suggested yield is 40 units. The Panel agreed with the assessment of this site.


Site refSTR726


Site AddressLand north of Evesham Road


Description of siteAgricultural land bounded by development on 2 sides, with dwellings on Evesham Road to the south and Hogarth Road to the east. To the north of the site is an area of woodland and the west side is a field. Access is good from the existing Hogarth Road.



Planning statusPlanning application currently on appeal

Planning historyPlanning application 09/02196/OUT was refused and is now at appeal, for a larger site. The application is for 800 dwellings, mixed use local centre to consist of residential development, retail/commercial floorspace (1,000 sq.m. A1-A5) and D1 uses and primary school; laying out of green infrastructure consisting of open space, structural landscaping, and areas of equipped play and associated infrastructure.

Suitability summary�The site is currently outside, but adjacent to, the development boundary, and is a Strategic Reserve site in the Local Plan for housing. The 2008 SHLAA, and associated landscape work, identified the site within part of a Broad Location, and as a site with potential for future residential development. The review of the landscape impact in this area indicates that the broad location of the Strategic Reserve sites reflects the landscape character in this area and the identification of this site and site to the north for development, divided by an area of open space, appears valid. Therefore this site is deemed suitable for housing, although access to services in this location is limited. Further work is being undertaken which may reveal constraints so far undetected, e.g. an ecological/geological study has just been commissioned.



Policy contextThe site is outside, but adjacent, the development boundary. It is a Strategic Reserve for housing development in the Local Plan (Proposal SUA.W) The 2008 SHLAA identified the site as part of a wider Broad Location for Development. The draft Core Strategy (Oct 2008) identified the site as part of a development opportunity, which includes residential.


Potential impactsLandscape Sensitivity Study - The B439 approach from Bordon Hill is an iconic view over Stratford with its spire and RSC theatre tower. It is one of the best remaining views on a road approach and should be protected. Users of the B439 in higher vehicles may have views over the zone to the north but others' views are screened by strong hedges and orchard along the road side. With these sensitivities borne in mind the area has only limited longer term potential in the lower fields south of the plantation, but only extending as far west as it and the lower part of the field south of the B439 east of Bordon Hill farm. These would only be potentially acceptable if advance structure planting with public access was put in place to screen the areas from wider view/and/or act as a permanent western edge to the settlement. Any new access off the B439 with associated signage would be very disruptive to the character of the hill approach so, if required to enable development, would make any development highly undesirable in visual terms.



2027 - 202825

2026 - 202720

Achievability summary��This site adjacent to the urban/built up area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.

Conclusion�Due to the nature of the site and the fact that there are landscape constraints to be overcome, it is thought probable that the site could come forward within the next 10/15 year time frame.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 202020

2020 - 202120

2021 - 202220

2022 - 202320

2023 - 202420

2024 - 202520

2025 - 202620

30dph159

40dph212

50dph265

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for about 185 units in the medium to longer term, which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSTR727


Site AddressLand north of Shottery Hall


Description of siteFields located south of the Alcester Road. Trees on boundary. Housing located on two sides. Also bounded by the lodge and access lane to Shottery Hall.





Suitability summaryThe site is outside of the development boundary for the town. However, the site could be considered suitable for housing. The site is bordered by development on 2 sides and has good access. It is adjacent the development boundary and existing residential properties. The Landscape Sensitivity Study identifies some potential for development here, provided this does not extend further south than the adjacent development to the east in order to maintain a green corridor. At 35 dph the site would provide a yield of 70 units. This is subject to the settlement being identified in the development plan.

Availability summaryAvailability is unknown, however there is a reasonable prospect of development coming forward if the site were to be considered a suitable location for development.


Policy contextThe site is outside of the development boundary for the town.The site is within an Area of Restraint.

Physical constraintsCounty Highways state that 'access would need to be taken from Alcester Road - visibility to west may be an issue.'

Potential impactsThe Landscape Sensitivity Study concludes that the site is within a zone which has a high/medium landscape sensitivity to housing development. The area is intrinsically very sensitive due to its character with its intimate pattern, permanent pasture, trees and settlement form and is important to Stratford due to the presence of Anne Hathaway's Cottage. The character complements and acts as the setting for this popular visitor attraction. The area's function as a green corridor linking into the settlement and joining onto St22 is also important and should be protected. There is very limited opportunity for housing in the area. The only possible site may be east of the Lodge along the A422 provided this does not extend further south than the adjacent development to the east in order to maintain a green corridor, this southern boundary is well screened, and the northern and western boundary trees are managed in accordance to an approved management plan to maintain strong tree cover in perpetuity in order to screen the housing from the west in particular where it forms the skyline. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for various species/habitats including bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


ConclusionThe site is outside of the development boundary for the town. However, the site could be considered suitable for housing. The site is bordered by development on 2 sides and has good access. It is adjacent the development boundary and existing residential properties. The Landscape Sensitivity Study identifies some potential for development here, provided this does not extend further south than the adjacent development to the east in order to maintain a green corridor. At 35 dph the site would provide a yield of 70 units. This is subject to the settlement being identified in the development plan.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201720

2017 - 201830

2018 - 201920

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph60

40dph80

50dph100



Site refSTR729


Site AddressBirmingham Road, Bishopton


Description of siteA triangular site containing agricultural fields, located adjacent to the A46/A3400 roundabout to the north of Stratford upon Avon. Residential properties to the south and east. Park and Ride site to the west.

Current/previous landuseNot Known


Planning statusPlanning permission after base date

Planning historyThe site has a pending outline planning permission (11/01490/OUT) for 160 units and open space.

Suitability summaryThe site is outside of the development boundary for the town. However, it could be considered suitable for future housing. The site is surrounded by development on 2 sides and has good access. The Landscape Sensitivity Study identifies potential for development to create a high quality and refined gateway into Stratford on the A3400.



Policy contextThe site is outside of the development boundary for the town.

Physical constraintsNo major physical constraints identified.

Potential impactsThe Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity to housing development. There is an opportunity for new housing development, but this should be planned as part of an agreed series of development briefs to create a high quality and refined gateway into Stratford on the A3400. Development is undesirable by the A46 east and west of the roundabout in order to keep a green buffer between the bypass and settlement edge and this should be borne in mind also in the design of any development on the field abutting the roundabout to the south. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.

Market appraisal

This site is in a location that developers find attractive to bring forward housing sites for development. The market for housing in this area is relatively buoyant, underpinned by high sales values of between £2700/sq.m - £3800/sq.m. Land values range from about £2.5m - £4m/ha (before deductions for planning obligations and abnormal costs), which is high enough to ensure that planning obligations packages, including affordable housing, as well as abnormal development costs, can be delivered without either threatening the viability of the scheme, or falling below any existing use value. Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable.


2027 - 20280

2026 - 20270


ConclusionThe site is outside of the development boundary for the town. However, the site is currently being promoted, and it could be considered suitable for housing. The site is surrounded by development on 2 sides and has good access. The Landscape Sensitivity Study identifies potential for development to create a high quality and refined gateway into Stratford on the A3400. At 30 dph the site would provide a yield of 160 units. This is subject to the site being identified in the development plan.



Final density:24

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201520

2015 - 201650

2016 - 201750

2017 - 201810

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph160

40dph213

50dph267

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for about 130 units which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refSTR738


Site AddressEast of Birmingham Road


Description of siteThe site is a long narrow field with one short edge adjacent to the development boundary, with fields bordering all other edges of the site.




Planning historyNone

Suitability summary�The is outside the development boundary and therefore currently not suitable, but has future potential. There is a potential for landscape impact which would require further investigation.

Availability summary�The agent confirms in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is outside, but adjacent, the development boundary. The site is adjacent the Green Belt. The previous SHLAA identified the site as part of a wider Broad Location for development.

Physical constraintsAccess could only be obtained if the site came forward as part of the wider Broad Location, with site STR728.

Potential impactsThe Landscape Sensitivity Study identifies this site as part of a wider area of land which is medium/high landscape sensitivity. However, it does state that housing development would be inappropriate in much of the area although there may be an opportunity in the field to the south west corner providing screening was implemented in advance. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 250 units which could be started in about 2019 and completed by 2016, depending on the adjacent site STR728 coming forward first and the Council’s eventual distribution of development strategy, and whether modest extensions to Stratford upon Avon are to be pursued.



Final density:35

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 202040

2020 - 202140

2021 - 202240

2022 - 202340

2023 - 202440

2024 - 202540

2025 - 202610

30dph214

40dph286

50dph357



Site refSTUD904

SettlementStudley

Site AddressFour Elms Farm


Description of siteThe site is an overgrown, wooded area on the edge of the settlement, and it is bordered by the old railway line and employment area to the west which provides an unattractive border. There is a residential area to the west and the Council owned driving range to the north of the site.





Suitability summary�The site is currently outside, but adjacent to, the development boundary, with development flanking 2 sides of the site and driving range to the north. The site is within the Green Belt and Special Landscape Area, so current policy would not allow this site to be suitable. However,the 2008 SHLAA, and recent landscape work, identified the site as a site with potential for future residential development.

Availability summaryThe agent confirms that the site is available for development in 2009, and that there are no legal or ownership problems which could limit development. Availability has not yet been confirmed in 2012.


Policy contextGreen Belt

Physical constraintsCounty Highways state that 'possible roundabout access due to presence of B4092 opposite.'

Potential impactsLandscape Sensitivity Study - There may be an opportunity in part of the area between the industrial estate and housing in Studley including the dismantled railway land and a field. However, this would need very careful treatment to ensure that existing screening vegetation is retained and maintained and that the footpath cycleway linked through to the A448 and countryside to the south. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for various species and habitats, including bats, therefore any proposal would require further ecological investigation.

Market appraisal�Land values have fallen from the 2007-peak, as a result of the current economic downturn, with many schemes being delayed, but market conditions have improved, and most sites in Stratford-on-Avon District are viable. However, economic viability is currently in doubt at Studley and sites within the main settlements if the level of CIL is set at £100 per sq.m and the percentage of affordable housing is set at 35%.


2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 55 units, at a density of 30 dph. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping. Development could be started in about 2016, This is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council, and if there is a change in policy relating to the Green Belt boundary to allow for this infill site.



Final density:31

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201730

2017 - 201825

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph53

40dph71

50dph89

Yield summary�Taking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at the suggested yield is 55 units. The Panel agreed with the assessment of this site.


Site refTAN101

SettlementTanworth in Arden

Site AddressLand off Butts Lane


Description of siteThe site is mounded eart at the front of the primary school, accessed off the school access. There is development on all sides of the site and appears to be part of the village.








Policy contextThe site is within the Green Belt. The village does not currently have settlement boundaries. Environment Agency aquifer zone.

Physical constraintsThere are no obvious physical constraints.Highway comments - Access to the site is acceptable. The existing access to the school is currently gated and further details concerning how access to the site would be maintained would be necessary.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone T02 which has a high/medium landscape sensitivity tolerance to change. Housing development would be inappropriate in the area apart possibly from some well designed houses along Butts Lane, north of the school access. These would need to follow the contours and reflect the vernacular to provide a positive edge to the village.The Ecological Study (2012) identifies the site as poor semi-improved grassland and as moderate settlement distinctiveness, with standing water along the eastern boundary and trees along the western boundary.The Historic Environment Assessment identifies the site within a medium/low sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:21

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201510

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph14

40dph19

50dph24

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for a mix of semi detached and terraced dwellings fronting Butts Lane, and the suggested yield is 10 units. The Panel agreed with the assessment of this site.


Site refTAN103

SettlementTanworth in Arden

Site AddressLand at Doctors Close


Description of siteThe site is at the rear of properties on The Green. It comprises a flat, overgrown paddock with access through Doctors Close, which could be a private road. There is development on all sides of the site and the land is within the central part of the village.








Policy contextThe site is within the Green Belt.The village does not currently have settlement boundaries. It is adjacent the Conservation Area to the south of the site, which includes a number of listed buildings.

Physical constraintsAccess can be achieved from Doctors Close.Highway comments - There is a notable lack of parking available on Doctors Lane which results in on-street parking which narrows the existing carriageway. While access to the site could be feasible, if it has a further impact on on-street parking then it is unlikely to be supported by the Highway Authority due to the impact this has for the manoeuvring of vehicles on Doctors Lane and visibility at the junction of Doctors Lane.

Potential impactsThe site is not included within the Landscape Sensitivity Study.Conservation Area and listed buildings face onto The Green. The site is at the back and would not have a major impact on these designations.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 6 units which could be started in about 2014 and completed by 2015, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Historic value on site should be considered in any future proposal.



Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20156

2015 - 20160

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph6

40dph8

50dph11

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for medium density development typically comprising a mix of semi-detached and terraced dwellings, and the suggested yield is 6 units. The Panel agreed with the assessment of this site.


Site refTIDD905

SettlementTiddington

Site AddressLand at Tiddington Fields


Description of siteThe site is a large long area of pasture land to the east of Tiddington Fields, adjacent existing residential properties and there are new flats to the north. Access to the site is good from the existing highway. To the east and south of the site are further agricultural fields.




Planning historyThe northern part of the site was identified within a Broad Location (SA03) in the previous SHLAA.

Suitability summary��Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The Landscape Sensitivity Study concludes that the site has a medium landscape sensitivity tolerance to change. In principle, if there is a requirement for further greenfield development, the northern part of the site should be considered as a possible development site through the local plans process.



Policy context��The village does not currently have settlement boundaries.

Physical constraintsThere are no known physical constraints.Access can be achieved from Oak Road.Highway comments - Access off the end of Oak Road should be acceptable however will have to tie into the existing highway (including footway tie-ins). There is also a public right of way across Tiddington Fields which will need to be considered. Oak Road is already a long straight access road and vertical traffic calming measures may be recommended to reduce the speed of traffic depending on the layout of the site. Any development of 50-80 houses will require a Transport Statement in accordance with DfT guidance.

Potential impacts�The Landscape Sensitivity Study concludes that the site has a medium land scape sensitivity tolerance to change and that there is some opportunity for housing to enhance the settlement edge in the field east of the estate at Tiddington, south of the new flats. A positive edge would be needed with a publicly accessible tree belt strengthening existing field boundaries.The Ecological Study (2012) identifies the site as low settlement distinctiveness across the majority of the site, and moderate distinctiveness on the boundaries which are identified as linear scrub and intact hedge.The Historic Environment Assessment identifies the site within a high sensitivity historic landscape.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, the northern part of the site would be suitable for a mix of dwellings of about 70 units which could be started in the medium term, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological value on site should be considered in any future proposal. Historic value on site should be considered in any future proposal.



Final density:23

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201735

2017 - 201835

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph90

40dph120

50dph150

Yield summary�Taking account of the character of the site and its surroundings, the northern part of the site, which is approximately 3 ha could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 70 units. The Panel highlighted that further highway investigations would be required for any proposal.


Site refTYS102

SettlementTysoe

Site AddressLand at Oxhill Road


Description of siteThe site is pasture land which is part of a larger field stretching north west from the site. It is adjacent existing residential properties within Tysoe to the south east. There are extensive screening from existing hedgerows and trees along the northern and southern edges. Access to Oxhill Road is restricted by the existing hedgerow on this boundary.








Policy contextThe site is outside settlement boundaries/the built up area.There is a Conservation Area outside and to the south of the site.

Physical constraintsAccess to Oxhill Road is restricted by the existing hedgerow on this boundary but could be achieved.The Panel commented that development in this location would not necessarily integrate well into the existing village and there may be better sites around the village that would integrate better than development in this location.Any development of 6+ will require a formal bell-mouth access. Any development of 50-80 houses will require a Transport Statement in accordance with DfT guidance.

Potential impactsThe Landscape Sensitivity Study states that this site is within zone TY04 which has a high/medium landscape sensitivity tolerance to change. The zone is generally tranquil, and is open to views from the high point of Windmill Hill to the south. Other than immediately adjacent to the settlement edge, and beneath the high ground, new development would be highly isolated and prominent. It is therefore considered that the zone is inappropriate for housing development.The Ecological Study (2012) identifies the site as poor semi-improved grassland with linear scrub on 2 of the boundaries and broad-leaved plantation to the southern boundary. The Study identifies the site as moderate settlement distinctiveness.The Historic Environment Assessment identifies the site within a low/medium sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 201625

2016 - 201725

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph52

40dph69

50dph86

Yield summaryTaking account of the character of the site and its surroundings, this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 28-30 dph, and the suggested yield is 50 units. The Panel commented that integration with the village needs to be considered within any scheme.


Site refTYS103

SettlementTysoe

Site AddressMain Street


Description of siteThe site is a flat, pasture field adajcent existing residential properties in the north of Tysoe. It is surrounded by hedgerows and has good access onto either Main Street and/or Church Farm Court.





Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The site is considered suitable in principle, subject to sensitive design given its location close to the Area of Outstanding Natural Beauty and Conservation Area.



Policy contextThe site is outside settlement boundaries/the built up area.The site adjoins the Cotswold Area of Outstanding Natural Beauty boundary.

Physical constraintsThere are no known physical constraints.Any development of 6+ will require a formal bell-mouth access.

Potential impactsThe Landscape Sensitivity Study states that this site is mostly within zone TY06 which has a medium landscape sensitivity tolerance to change. The southern part of the area (this site) is considered to be of lower sensitivity as it is of lower landscape value and sandwiched between housing land uses, whilst the northern part would be more sensitive due to its link to the wider landscape and intact ridge and furrow pattern. On balance this area is therefore of medium sensitivity to any new housing development. The proximity of the Area of Outstanding Natural Beauty however would suggest that any new development addresses visual impact on the Area of Outstanding Natural Beauty with sensitivity.The site is not within but close to the boundary of the Conservation Area and is at a gateway location to the village, when approaching from the north. Development should therefore be in keeping with the local vernacular and sensitive to its fringe location.The Ecological Study (2012) identifies the site as poor semi-improved grassland with intact hedge, and trees in places, on 2 of the boundaries. The Study identifies the site as moderate settlement distinctiveness.The Historic Environment Assessment identifies the site within a low/medium sensitivity historic landscape.



2027 - 20280

2026 - 20270





Final density:28

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201710

2017 - 201810

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph21

40dph29

50dph36



Site refTYS104

SettlementTysoe

Site AddressLand at Roses Farm


Description of siteThe site is a number of arable fields and collection of farm buildings, adjacent the south eastern built up area of Tysoe. Further farm buildings are located to the west of the site and the remaining adjacent land is used for agricultural purposes. Access is good onto Epwell Road.


Type of siteMixed



Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The part of the site which is closest to the existing settlement and outside the Area of Outstanding Natural Beauty may be considered suitable in principle for future housing potential, subject to consideration of impact on the appearance and setting of the Conservation Area.



Policy contextThe majority of the site is located outside settlement boundaries.The northern field and farm building complex area are within a Conservation Area.The majority of the site is located within the Area of Outstanding Natural Beauty.

Physical constraintsAny development would require an improved access from Epwell Road.Highway comments - A speed survey will be required to determine the visibility due to the proximity of the 60mph limit. The road alignment restricts visibility. So dependent on results would dictate whether an access would be supported.

Potential impactsThe Landscape Sensitivity Study states that this site is mostly within zone TY05 which has a high landscape sensitivity tolerance to change, although a small part is within TY07 which has a high/medium sensitivity. Zone TY05 is generally tranquil despite some road noise and views to the settlement, and is open to views from the high point of Windmill Hill and approach roads to the south. It is therefore highly inappropriate for housing development. Zone TY07 forms a soft, well vegetated edge to thesettlement which merges with the streamside and wider rural landscape and has a feeling of tranquillity despite its partly-developed nature. The area could accommodate some sensitive, low density housing development, especially where closer to the settlement and away from the stream. The proximity of the Area of Outstanding Natural Beauty however would suggest that any new development addresses visual impact on the Area of Outstanding Natural Beauty with great care.The Ecological Study (2012) identifies the site as improved grassland, and as low settlement distinctiveness across the majority of the site, and moderate/high distinctiveness on the boundaries which are identified as linear scrub on the eastern boundary and running water on the southern boundary.The Historic Environment Assessment identifies the site within a low/medium and medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, part of this site outside the Area of Outstanding Natural Beauty would be suitable for a mix of dwellings of about 15 units which could be started in about 2016 and completed by 2017, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic landscape value on site should be considered in any future proposal.



Final density:22

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20178

2017 - 20187

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph20

40dph27

50dph34

Yield summaryTaking account of the character of the site and its surroundings, two part of this site could be developed for low density development typically comprising a mix of semi detached and detached dwellings at an average density of about 20-25 dph, and the suggested yield is 15 units. The Panel agreed with the assessment of this site.


Site refTYS106d

SettlementTysoe

Site AddressFarm and land north of Tysoe


Description of siteThis is a large farm site which includes the farm buildings adjacent the existing built up area of Tysoe and farmland that stretches into the open countryside to the north west.


Type of siteMixed



Suitability summaryOutside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the part of the site containing the utilitarian farm buildings is considered suitable in principle for future housing potential, subject to consideration of any impacts on the Conservation Area and adjacent listed buildings.

Availability summaryThe County Council has submitted the site and is therefore, in principle, available for redevelopment.


Policy contextThe large majority of this site is outside settlement boundaries/the built up area.Some of the farm buildings are within a Conservation Area and there are a number of listed buildings.

Physical constraintsThe very northern part of the agricultural land is within flood zone 3.Any redevelopment of the farm buildings would involve demolition works.Highway comments - Saddledon Street should provide adequate access to the site. It however, does narrow down from about 15m away from the main road, depending on the highway boundary and how far along the access to the site would be taken from, localised widening maybe required.

Potential impactsThe Landscape Sensitivity Study states that most of this site is within zone TY04 which has a high/medium landscape sensitivity tolerance to change. The zone is generally tranquil, and is open to views from the high point of Windmill Hill to the south. Other than immediately adjacent to the settlement edge, and beneath the high ground, new development would be highly isolated and prominent. It is therefore considered that the zone is inappropriate for housing development. However, the farm buildings have not been considered in the Landscape Sensitivity Study.Development in this location has the potential to impact on the Conservation Area and listed buildings.The Ecological Study (2012) identifies the majority of the site as improved grassland and arable and as low settlement distinctiveness across the majority of the site. The Study identifies field boundaries as either moderate or high settlement distinctiveness, which are identified as linear scrub, standing water or intact hedge.



2027 - 20280

2026 - 20270


This site adjacent to the urban area is in a location that developers find attractive to bring forward housing sites for development. There is no economic reason why the site should not be financially viable given that the alternative land use is agricultural, taking account of any community gain package, including affordable housing and other S.106 obligations, as well as abnormal development costs. The market should have substantially recovered from the economic downturn of 2008 by the time this site has been assessed through the Local Plan and application process, so achievability should not be in any doubt in the medium term.

ConclusionBecause of its location and characteristics, the farm buildings would be suitable for a mix of dwellings of about 20 units which could be started in about 2017 and completed by 2018, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued.



Final density:29

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 20170

2017 - 201810

2018 - 201910

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph21

40dph28

50dph35

Yield summaryTaking account of the character of the site and its surroundings, the part of the site containing the farm buildings could be developed for about 20 units at an average density of about 28-30 dph which will provide an appropriate range of dwelling types for the housing market in this location. The Panel agreed with the assessment of this site.


Site refWEL101


Site AddressLand off Millers Close


Description of siteThe site comprises a large area of greenhouses situated adjacent existing residential properties to the south and west of the site. Access is good off Millers Close and the site appears to be well contained by hedgerows to the east and north.








Policy contextThe site is outside settlement boundaries.There is a Conservation Area adjacent the site to the west. There is a listed building near the south western corner, namely Cress Farmhouse.Environment Agency aquifer zone.

Physical constraintsDevelopment would require the demolition of the current greenhouses.No other obvious constraints to development.Highway comments - Existing access of Millers Road does not meet Highway standards. Access should be taken at 90 degrees making the access which currently runs northeast towards the site unacceptable. The access that runs south of the site is less than 5 metres in width and although this could be widened, visibility splays of 2.4m x 43m to the east would encroach over third party land. The Highway Authority considers that creation of a new access of 5 – 5.5m in width could be achieved which meets visibility requirements. Existing accesses would have to be closed.

Potential impactsThe site is not included within the Landscape Sensitivity Study.The Ecological Study (2012) identifies the site as dense/continous scrub but is not graded for low settlement distinctiveness. The north and east boundary is intact hedge, and identified as moderate distinctiveness.The Historic Environment Assessment identifies the site within a medium sensitivity historic landscape.



2027 - 20280

2026 - 20270


ConclusionBecause of its location and characteristics, this site would be suitable for a mix of dwellings of about 30 units which could be started in about 2015 and completed by 2016, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the larger villages are to be pursued. Ecological and historic value on site should be considered in any future proposal.



Final density:31

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 201510

2015 - 201620

2016 - 20170

2017 - 20180

2018 - 20190

2019 - 20200

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph29

40dph38

50dph48



Site refWEL706

SettlementWellesbourne

Site AddressLand at Kineton Road


Description of siteThe site comprises a large open field, bordered by residential development on 2 sides and fields on the other sides. Access is good from Brookside Avenue.





Suitability summaryThe site is currently outside, but adjacent to, the development boundary. The previous SHLAA, and subsequent landscape work, identified the site as a Broad Location, and as a site with potential for future residential development. The south west border is subject to flooding and therefore this are is not suitable for development. From the information available, the remaining part of the site is considered suitable in principle for future housing potential, because of its sustainable location, and because there are no insurmountable constraints.

Availability summaryThe owner or agent confirmed in 2012 that the site is still available for development, and that there are no legal or ownership problems which could limit development.


Policy context�Flood zone along the south west border. Development would currently contravene policy as it is outside the development

boundary. The site is identified in the 2012 draft Core Strategy consultation as a potential development option.

Physical constraintsCounty Highways state there is 'possible access off Kineton Road and Brookside Avenue.'

Potential impactsLandscape Sensitivity Study - The sensitivity of the area is related to its openness, the permanent pasture and the relationship with the river corridor running into the rural landscape to the south. However, the poor settlement edge means that housing development with a more positive, softer edge addressing the valley , but extending no further south than the existing ribbon development, may be acceptable. Further south the zone is considered to be open countryside. The Habitat Biodiversity Audit (2009) identified the site as a buffer zone including otters and bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


Conclusion�Because of its location and characteristics, this site would be suitable for a mix of dwellings of about 145 units, at a density of 35 dph on 70% of the site (excluding a small amount of land in the flood zone). This density reflects the scale of the location and the likely requirements for necessary infrastructure and landscaping. Development could be started in 2016 and be delivered within the plan period, depending on the Council’s eventual distribution of development strategy, and whether modest extensions to the Main Rural Centres are to be pursued. There is a flood zone to the south of the site which is unsuitable for residential development, and any development to the north of the flood zone would need to be agreed with the Environment Agency.



Final density:36

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 202025

2020 - 20210

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph120

40dph160

50dph200



Site refWEL910

SettlementWellesbourne

Site AddressLand at SE of Wellesbourne


Description of siteThe comprises large open, generally flat fields to the south; and derelict land previously used as a nursery to the north. Residential development borders the site along the western edge of the site, and fields border the other sides. Access is good from Ettington Road.




Planning historyThere is currently a pending planning application (11/02703/OUT) for 175 dwellings, extra care unit and children's play area.

Suitability summary��Outside but adjoining the settlement boundary. Currently development on this site would contravene policy and therefore the site would not be considered to be suitable. However, from the information available, the site is considered suitable in principle for future housing potential, because it is in a sustainable location and because there are no insurmountable constraints. The landscape assessment identifies the site suitable, although views from Red Hill is a significant issue.

Availability summary�The owner confirmed in 2012 that the site is available for development, and that there are no legal or ownership problems which could limit development.


Policy contextThe site is outside, but adjacent, the development boundary. The 2008 SHLAA identified the site as a Broad Location for Development. The draft Core Strategy (Oct 2008) identifies the site as a development opportunity, for 175 dwellings, extra-care housing for the elderly and medical and other community facilities. The current Core Strategy identifies the site as a potential development option.

Physical constraintsCore Strategy in 2008 states that there would be no vehicular access from Walton Road.County Highways - Access from new roundabout on Ettington Road.

Potential impactsThe Landscape Sensitivity Study states 'There is potential for housing development in two fields to the north of the area- the nursery site and the one field to the south west of this. Careful attention would need to be given to the design of any new settlement edge which would need to be softened by additional planting, preferably with public access.' The Habitat Biodiversity Audit (2009) identified the site as a buffer zone for bats, therefore any proposal would require further ecological investigation.



2027 - 20280

2026 - 20270


ConclusionThis site would be suitable for a mix of dwellings of about 175 units. This density reflects the scale of the location and the likely requirements for a mix of uses to be provided as well as the necessary infrastructure and landscaping, which is likely to include structural landscaping to the south east boundary. Development is subject to the settlement being considered a sustainable location for development and subsequently, the site being identified for development in a Local Development Document adopted by the District Council.



Final density:21

2011 - 20120

2012 - 20130

2013 - 20140

2014 - 20150

2015 - 20160

2016 - 201740

2017 - 201840

2018 - 201940

2019 - 202040

2020 - 202115

2021 - 20220

2022 - 20230

2023 - 20240

2024 - 20250

2025 - 20260

30dph252

40dph336

50dph420

Yield summary�The currently application and availability of the site suggests that 175 units is suitable for the site. The Panel agreed with the assessment of this site.

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lood

ing

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st

risk.

The

site

is w

ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

not s

uita

ble

for r

esid

entia

l de

velo

pmen

t. It

is C

ounc

il ow

ned

and

ther

e is

no

pros

pect

of i

t com

ing

forw

ard

for d

evel

opm

ent

Alc

este

rLa

nd e

ast o

f Ble

achf

ield

Stre

et

ALC

723

The

site

is w

ithin

the

Gre

en B

elt a

nd a

lso

flood

pla

in. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of

flood

ing

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

It is

am

enity

sp

ace

and

ther

e is

no

pros

pect

of t

he C

ounc

il re

leas

ing

for d

evel

opm

ent

Alc

este

rLa

nd s

outh

of B

leac

hfie

ld S

treet

ALC

902

This

site

is n

ot s

uita

ble

for d

evel

opm

ent b

ecau

se o

f the

land

scap

e se

nsiti

vity

to h

ousi

ng

deve

lopm

ent o

f the

are

a be

twee

n th

e Fi

eld

Hou

se a

nd th

e pa

rt flo

od p

lain

iden

tifie

d in

the

Land

scap

e S

ensi

tivity

Stu

dy.

Alc

este

rLa

nd s

outh

of A

llim

ore

Lane

ALC

906

The

site

is lo

cate

d w

ithin

est

ablis

hed

empl

oym

ent u

ses,

poo

rly re

late

d to

hou

sing

. R

edev

elop

men

t of t

he s

ite fo

r res

iden

tial u

ses

wou

ld re

sult

in a

n in

trusi

on in

to th

e em

ploy

men

t ar

ea to

the

detri

men

t to

futu

re re

side

nts.

Alc

este

rLa

nd a

t Spr

ingf

ield

s

UC

S/S

ITE

/ALC

001

Site

is to

o sm

all f

or 6

+ dw

ellin

gs.

Alc

este

rA

lces

ter A

rcha

eolo

gica

l Offi

ce,

Gui

des

UC

S/S

ITE

/ALC

004

This

site

is a

wel

l-use

d ga

rage

, MO

T ce

ntre

and

hou

se, w

hich

is n

ot p

rom

oted

for r

edev

elop

men

t an

d th

e m

ajor

ity o

f the

site

is w

ithin

floo

d zo

ne 3

. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of

flood

ing

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Alc

este

rR

oss

Mot

ors,

Eve

sham

Stre

et

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/ALC

005

Site

is a

n ol

d U

rban

Cap

acity

Stu

dy s

ite a

nd in

mul

tiple

ow

ners

hip

whi

ch is

not

cur

rent

ly b

eing

pr

omot

ed a

nd th

eref

ore

deem

ed u

nava

ilabl

e. P

lann

ing

perm

issi

on g

rant

ed in

200

6 fo

r su

bdiv

isio

n of

Aco

rn H

ouse

whi

ch a

ppea

rs n

ot h

ave

been

impl

emen

ted.

Alc

este

rE

vesh

am S

treet

/ S

eggs

Lan

e

UC

S/S

ITE

/ALC

008

Site

is a

com

mun

ity fa

cilit

y w

hich

is s

ubje

ct o

f ong

oing

inve

stm

ent a

nd th

ere

is n

o kn

own

inte

ntio

n to

rede

velo

p th

e si

te.

Alc

este

rG

reig

Cen

tre C

ompl

ex,

Kin

war

ton

Roa

d

UC

S/S

ITE

/ALC

009

The

site

was

pre

viou

sly

cons

ider

ed s

uita

ble

for h

ousi

ng d

evel

opm

ent.

How

ever

, it i

s un

ders

tood

th

at th

e P

rimar

y C

are

Trus

t are

now

pro

mot

ing

a re

deve

lopm

ent o

f the

site

for h

ealth

rela

ted

uses

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

bei

ng d

evel

oped

for h

ousi

ng.

Alc

este

rM

eado

w V

iew

HE

P/A

lces

ter

Hos

pita

l

ALD

101

The

site

has

no

acce

ss.

Ald

erm

inst

erLa

nd o

ff A

3400

ALV

101

�The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f m

ediu

m/h

igh,

and

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.A

lves

ton

Chu

rch

Lane

, Alv

esto

n

ALV

102

Acc

ess

to th

e si

te is

with

in fl

ood

zone

3. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is w

ithin

a

high

risk

floo

d ar

ea a

nd th

eref

ore

not s

uita

ble

for r

esid

entia

l dev

elop

men

t. Th

e si

te is

als

o w

ithin

a

Loca

l Wild

life

Site

.

Alv

esto

nC

hurc

h La

ne

BE

A10

1Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h. T

he L

ands

cape

Sen

sitiv

ity S

tudy

doe

s st

ate

that

'hou

sing

dev

elop

men

t is

not

appr

opria

te in

this

zon

e ap

art p

ossi

bly

from

one

or t

wo

hous

es in

larg

e pl

ots

prov

ided

they

do

not

clos

e al

l the

gap

s in

the

settl

emen

t fro

ntag

e.'

This

ther

efor

e in

dica

tes

that

eve

n if

som

e de

velo

pmen

t her

e m

ay b

e ap

prop

riate

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ill b

e be

low

the

stud

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resh

old.

Bea

rley

Bax

ters

Hou

se, S

choo

l Lan

e

BE

A10

2Th

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te h

as b

een

iden

tifie

d w

ithin

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Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h. T

he L

ands

cape

Sen

sitiv

ity S

tudy

doe

s st

ate

that

'hou

sing

dev

elop

men

t is

not

appr

opria

te in

this

zon

e ap

art p

ossi

bly

from

one

or t

wo

hous

es in

larg

e pl

ots

prov

ided

they

do

not

clos

e al

l the

gap

s in

the

settl

emen

t fro

ntag

e.'

This

ther

efor

e in

dica

tes

that

eve

n if

som

e de

velo

pmen

t her

e m

ay b

e ap

prop

riate

, it w

ill b

e be

low

the

stud

y th

resh

old.

Bea

rley

Sni

tterfi

eld

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

BE

A10

3Th

e si

te is

too

smal

l.B

earle

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nd b

ehin

d G

rang

e R

oad

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A10

4�Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.B

earle

yS

nitte

rfiel

d R

oad

BID

101b

From

the

info

rmat

ion

avai

labl

e, th

e si

te is

not

con

side

red

suita

ble

for h

ousi

ng d

evel

opm

ent.

The

site

doe

s no

t cur

rent

ly o

ffer a

sui

tabl

e lo

catio

n fo

r dev

elop

men

t bec

ause

of t

he n

eed

to re

tain

a

land

scap

e bu

ffer b

etw

een

Bro

om a

nd B

idfo

rd.

Bid

ford

on

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nLa

nd e

ast o

f Bid

ford

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d

BID

101c

From

the

info

rmat

ion

avai

labl

e, th

e si

te is

not

con

side

red

suita

ble

for h

ousi

ng d

evel

opm

ent.

The

site

doe

s no

t cur

rent

ly o

ffer a

sui

tabl

e lo

catio

n fo

r dev

elop

men

t bec

ause

of t

he v

ery

rura

l ch

arac

ter o

f thi

s la

ndsc

ape

and

its s

epar

atio

n fro

m th

e se

ttlem

ent.

Bid

ford

on

Avo

nLa

nd b

etw

een

Wat

erlo

o R

oad

and

Gra

fton

Lane

BID

707

The

Land

scap

e S

ensi

tivity

Stu

dy c

oncl

udes

that

the

site

has

a h

igh/

med

ium

land

scap

e se

nsiti

vity

to

hou

sing

dev

elop

men

t and

is le

ss d

esira

ble

to d

evel

op th

an m

ore

encl

osed

and

dis

cree

t zon

es

in B

idfo

rd.

Bid

ford

on

Avo

nE

ast o

f Gra

fton

Lane

BID

708

The

site

is to

o sm

all.

Bid

ford

on

Avo

nLa

nd o

ff G

rafto

n La

ne

BID

709

The

Pub

lic O

pen

Spa

ce p

erfo

rms

an im

porta

nt lo

cal f

unct

ion

and

as s

uch

shou

ld b

e re

tain

ed. T

he

Cou

ncil

has

no in

tent

ion

to d

ispo

se o

f the

land

.B

idfo

rd o

n A

von

Jubi

lee

Clo

se P

OS

BID

710

The

Pub

lic O

pen

Spa

ce p

erfo

rms

an im

porta

nt lo

cal f

unct

ion

and

as s

uch

shou

ld b

e re

tain

ed. T

he

Cou

ncil

has

no in

tent

ion

to d

ispo

se o

f the

land

.B

idfo

rd o

n A

von

Mar

leig

h R

oad

PO

S

BID

711

The

car p

ark

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Bid

ford

on

Avo

nH

olde

r Clo

se

BID

712

The

site

is a

sm

all i

nfor

mal

am

enity

spa

ce o

wne

d by

the

Cou

ncil.

Red

evel

opm

ent w

ould

hav

e a

nega

tive

impa

ct o

n th

e lo

cal a

rea

and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Bid

ford

on

Avo

nC

ourt

Way

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

BID

713

The

car p

ark

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Bid

ford

on

Avo

nH

oney

bour

ne R

oad

BID

714

Pub

lic to

ilets

cur

rent

ly in

use

, and

site

is to

o sm

all f

or 6

+ dw

ellin

gs.

Bid

ford

on

Avo

nH

igh

Stre

et

BID

715

The

Em

ploy

men

t Lan

d R

evie

w s

tate

s th

at th

e si

te s

houl

d be

reta

ined

for e

mpl

oym

ent u

se,

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Bid

ford

on

Avo

nU

nite

d C

arrie

rs, W

ater

loo

Roa

d

BID

716

The

fire

stat

ion

is u

nder

con

side

ratio

n to

be

rele

ased

, but

at t

his

pres

ent t

ime

none

of t

he c

urre

nt

uses

are

ava

ilabl

e fo

r hou

sing

dev

elop

men

t. T

his

site

how

ever

, sho

uld

be a

sses

sed

in fu

ture

re

view

s of

the

SH

LAA

.

Bid

ford

on

Avo

nTo

wer

Hill

/Cou

rt W

ay

UC

S/S

ITE

/BI

D00

1S

ite h

as b

een

prom

oted

for d

evel

opm

ent i

n th

e pa

st b

ut p

ossi

ble

allo

catio

n w

as re

ject

ed a

nd it

is

now

cle

ar th

at la

nd o

wne

rs a

re o

ppos

ed to

rede

velo

pmen

tB

idfo

rd o

n A

von

Gra

fton

Lane

UC

S/S

ITE

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D00

5E

xist

ing

pub

and

rest

aura

nt 'T

he B

ridge

' whi

ch is

cur

rent

ly in

use

and

not

pro

mot

ed fo

r re

deve

lopm

ent.

Bid

ford

on

Avo

nB

idfo

rd B

ridge

Hou

se

UC

S/S

ITE

/BI

D00

6Th

e si

te is

mad

e up

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num

ber o

f bac

k ga

rden

s w

here

ther

e m

ay b

e so

me

pote

ntia

l for

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ling

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he la

nd is

not

bei

ng p

rom

oted

by

land

ow

ners

or d

evel

oper

s. T

here

fore

ther

e is

no

pros

pect

of

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site

com

ing

forw

ard

at p

rese

nt.

Bid

ford

on

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nS

alfo

rd R

oad

UC

S/S

ITE

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D00

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te is

mad

e up

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num

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k ga

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here

ther

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ay b

e so

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he la

nd is

not

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ng p

rom

oted

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land

ow

ners

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evel

oper

s. T

here

fore

ther

e is

no

pros

pect

of

the

site

com

ing

forw

ard

Bid

ford

on

Avo

n41

-57

Vic

toria

Roa

d

UC

S/S

ITE

/BI

D00

8Th

e si

te is

mad

e up

of a

num

ber o

f bac

k ga

rden

s w

here

ther

e m

ay b

e so

me

pote

ntia

l for

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ling

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he la

nd is

not

bei

ng p

rom

oted

by

land

ow

ners

or d

evel

oper

s. T

here

fore

ther

e is

no

pros

pect

of

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site

com

ing

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ard

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ford

on

Avo

nS

tepp

es P

iece

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/BI

D00

9A

lthou

gh th

e si

te is

sui

tabl

e fo

r hou

sing

in p

rinci

ple,

the

site

is c

urre

ntly

not

ava

ilabl

e fo

r re

side

ntia

l dev

elop

men

t.B

idfo

rd o

n A

von

Wat

erlo

o H

ouse

, Wat

erlo

o R

oad

BIS

H10

1�Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Bis

hops

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ingt

onLa

nd w

est o

f Kni

ghtc

ote

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d

BIS

H10

2�Th

e si

te h

as b

een

iden

tifie

d w

ithin

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Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Dev

elop

men

t in

this

loca

tion

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ton

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102

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edge

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104

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site

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site

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the

setti

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site

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all f

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site

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don

Land

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Land

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land

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ium

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te h

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land

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Land

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rear

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3�P

art o

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site

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tifie

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road

Loc

atio

n in

the

2009

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LAA

. H

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ite h

as

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iden

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ithin

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Land

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e S

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tivity

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dy w

ith a

land

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igh,

and

th

eref

ore

the

site

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uita

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elop

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ajor

ity o

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site

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floo

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. A

s se

t out

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reas

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site

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ithin

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d th

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ore

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at A

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sou

th o

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HA

L101

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site

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bee

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sitiv

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ot s

uita

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esid

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elop

men

t. P

art o

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site

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ithin

floo

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3. A

s se

t out

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velo

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ay fr

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reas

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ighe

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sk.

Par

t of t

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ite is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

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tial d

evel

opm

ent.

Hal

ford

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to th

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outh

of S

tour

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w

HA

L102

The

hist

oric

loca

tion

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ite w

ould

rest

rict a

ny p

oten

tial p

ropo

sals

to b

elow

the

stud

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resh

old.

Hal

ford

Land

off

Que

ens

Stre

et

HA

M10

1a�Th

e si

te h

as b

een

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tifie

d w

ithin

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Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

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e se

nsiti

vity

of

med

ium

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h, a

nd is

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sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Ham

pton

Luc

yLa

nd E

ast o

f Sni

tterfi

eld

Roa

d

HA

M10

3Th

e si

te is

als

o de

sign

ated

as

a H

isto

ric P

ark

and

Gar

den

and

a la

rge

part

of th

e si

te is

with

in

flood

zon

e 3.

As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

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ding

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uld

be a

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rect

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deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

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rea

and

ther

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e no

t sui

tabl

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r res

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tial d

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ent.

The

site

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lso

with

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Loc

al W

ildlif

e S

ite.

Ham

pton

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yP

art o

f Old

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ture

s Fa

rm,

Cha

rleco

te P

ark

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

HA

R10

2Th

e si

te d

oes

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ave

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uate

acc

ess.

Har

bury

The

Old

Orc

hard

, Mill

Stre

et

HA

R10

3�Th

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te h

as b

een

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tifie

d w

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Land

scap

e S

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tivity

Stu

dy w

ith a

land

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e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

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tabl

e fo

r res

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tial d

evel

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ent.

Har

bury

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at H

illsi

de

HA

R10

4Th

e si

te is

too

smal

l.H

arbu

ryN

o 43

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or R

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R10

5�Th

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te h

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dy w

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land

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vity

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ium

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nd is

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tabl

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r res

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tial d

evel

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ent.

Har

bury

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Stre

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R10

6Th

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te h

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dy w

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ium

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sui

tabl

e fo

r res

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tial d

evel

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ent.

Har

bury

36 M

ill S

treet

HA

R10

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is s

ite is

not

adj

acen

t to

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emen

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rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.H

arbu

ryLa

nd to

the

sout

h w

est o

f Har

bury

HE

N70

1Th

e si

te is

out

side

the

deve

lopm

ent b

ound

ary

and

not i

dent

ified

as

a B

road

Loc

atio

n in

the

2008

S

HLA

A.

It w

ould

requ

ire fu

rther

land

to g

ain

acce

ss to

the

site

. It

is th

eref

ore

not d

evel

opab

le a

t pr

esen

t. T

he s

ite is

als

o w

ithin

the

Gre

en B

elt.

Hen

ley

in A

rden

Off

Stra

tford

Roa

d

HE

N70

2Th

e si

te is

pot

entia

lly s

uita

ble

for r

esid

entia

l dev

elop

men

t but

is c

onsi

dere

d to

o sm

all t

o de

liver

6

or m

ore

dwel

lings

Hen

ley

in A

rden

Bar

clay

s B

ank,

143

Hig

h S

treet

HE

N70

3Th

e si

te is

out

side

of t

he d

evel

opm

ent b

ound

ary

for t

he to

wn

and

is w

ithin

an

area

of

high

/med

ium

land

scap

e se

nsiti

vity

to h

ousi

ng d

evel

opm

ent.

It is

not

wel

l rel

ated

to th

e se

ttlem

ent

and

deve

lopm

ent w

ould

als

o be

like

ly to

be

impa

cted

by

flood

ing

and

have

neg

ativ

e im

pact

s up

on

the

adja

cent

Sch

edul

ed A

ncie

nt M

onum

ent.

Hen

ley

in A

rden

Land

to E

ast o

f Hig

h S

treet

HE

N70

4Th

e la

nd is

phy

sica

lly d

ivor

ced

from

the

settl

emen

t by

a ra

ilway

line

, whi

ch fo

rms

a na

tura

l cle

arly

de

fined

bou

ndar

y to

the

settl

emen

t in

the

vici

nity

. Dev

elop

men

t on

the

prom

oted

site

wou

ld

brea

ch th

is lo

ng te

rm b

ound

ary

in a

loca

tion

not w

ell r

elat

ed to

the

serv

ices

of t

he s

ettle

men

t.

Hen

ley

in A

rden

Rea

r of S

tatio

n R

oad/

Che

stnu

t W

alk

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

HE

N70

5M

ost o

f the

site

is o

utsi

de th

e de

velo

pmen

t bou

ndar

y. It

doe

s no

t rel

ate

wel

l with

the

exis

ting

built

up

are

a of

the

settl

emen

t. T

he s

ite is

als

o w

ithin

the

Gre

en B

elt.

The

site

is a

lso

with

in a

Loc

al

Wild

life

Site

.

Hen

ley

in A

rden

May

field

Far

m

HE

N70

6S

ite is

div

orce

d fro

m th

e se

ttlem

ent a

nd d

evel

opm

ent w

ould

be

in a

n un

sust

aina

ble

loca

tion.

The

La

ndsc

ape

Sen

sitiv

ity S

tudy

iden

tifie

s th

is z

one

as b

eing

stro

ngly

rura

l in

char

acte

r. Th

e si

te is

al

so w

ithin

a L

ocal

Wild

life

Site

.

Hen

ley

in A

rden

Land

wes

t of M

ayfie

ld F

arm

HE

N70

7E

ven

if th

e C

ounc

il w

ere

cons

ider

ing

disp

osal

of t

he s

ite, i

t is

cons

ider

ed u

nlik

ely

that

6 o

r mor

e dw

ellin

gs c

ould

be

achi

eved

.H

enle

y in

Ard

enS

tatio

n R

oad

HE

N70

8Th

e ca

r par

k is

Cou

ncil

owne

d an

d us

ed b

y vi

sito

rs to

the

adja

cent

med

ical

cen

tre. T

he s

ite m

ay,

subj

ect t

o Fl

ood

Ris

k A

sses

smen

t, b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, al

thou

gh th

e si

te is

affe

cted

by

flood

zon

e 2.

How

ever

, the

re is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Hen

ley

in A

rden

Prin

ce H

arry

Roa

d

HE

N70

9E

ven

if th

e C

ounc

il w

ere

cons

ider

ing

disp

osal

of t

he s

ite, i

t is

cons

ider

ed u

nlik

ely

that

6 o

r mor

e dw

ellin

gs c

ould

be

achi

eved

.H

enle

y in

Ard

enM

ilkin

g La

ne

HE

N71

0Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of s

ite fo

r de

velo

pmen

t.H

enle

y in

Ard

enLa

nd o

n A

rden

Roa

d

HE

N71

1Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of s

ite fo

r de

velo

pmen

tH

enle

y in

Ard

enLa

ne o

ff A

rden

Roa

d

UC

S/S

ITE

/HE

N00

1Th

e si

te is

an

exis

ting

deve

lopm

ent o

f fla

ts a

nd a

ssoc

iate

d ga

rage

s. T

here

is n

o lik

elih

ood

of

furth

er d

evel

opm

ent o

f thi

s si

te to

pro

vide

add

ition

al d

wel

lings

.H

enle

y in

Ard

enM

illfie

ld C

ourt,

R/O

Hig

h S

treet

UC

S/S

ITE

/HE

N00

3Th

e m

ajor

ity o

f the

site

has

bee

n re

cent

ly d

evel

oped

for f

lats

. Rem

aind

er o

f site

is to

o sm

all t

o ac

com

mod

ate

6+ d

wel

lings

.H

enle

y in

Ard

enM

cCan

n/E

ricks

on, M

ill L

ane

UC

S/S

ITE

/HE

N00

4Th

e si

te h

as b

een

partl

y re

deve

lope

d fo

r tw

o dw

ellin

gs b

ut th

e re

mai

nder

of t

he s

ite is

occ

upie

d by

oth

er u

ses

and

ther

e is

no

real

istic

pro

spec

t tha

t the

site

will

com

e fo

rwar

d fo

r dev

elop

men

t.H

enle

y in

Ard

enR

/O H

igh

Stre

et

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/HE

N00

5S

ite h

as b

een

rede

velo

ped

for a

chi

ldre

ns d

ay c

are

cent

re. I

t is

ther

efor

e no

t ava

ilabl

e fo

r hou

sing

de

velo

pmen

t.H

enle

y in

Ard

enA

rden

Pre

ss, C

herry

Orc

hard

UC

S/S

ITE

/HE

N00

6P

lann

ing

perm

issi

on fo

r offi

ce d

evel

opm

ent g

rant

ed. N

o ex

pect

atio

n th

at th

e si

te w

ill c

ome

forw

ard

for h

ousi

ng a

s th

e si

te is

div

orce

d fro

m th

e m

ain

built

up

area

of t

he s

ettle

men

t.H

enle

y in

Ard

enC

oal Y

ard

UC

S/S

ITE

/HE

N00

8La

nd is

Cou

ncil

owne

d an

d th

ere

is n

o in

dica

tion

that

ther

e is

any

inte

ntio

n to

dis

pose

of t

he la

nd.

If it

wer

e to

be

cons

ider

ed it

is u

nlik

ely

that

resi

dent

ial d

evel

opm

ent w

ould

be

acce

ptab

le d

ue to

th

e co

nstra

ints

of t

he s

ite a

nd th

e re

latio

nshi

p w

ith n

eigh

bour

s.

Hen

ley

in A

rden

Gar

age

cour

t

UC

S/S

ITE

/HE

N00

9Th

e si

te is

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent a

nd is

situ

ated

in a

mai

nly

resi

dent

ial a

rea.

H

owev

er, t

he s

ite is

cur

rent

ly u

ndev

elop

able

bec

ause

the

site

is n

ot a

vaila

ble

for d

evel

opm

ent.

Hen

ley

in A

rden

Bro

ok E

nd, N

ew R

oad

UC

S/S

ITE

/HE

N01

0P

ub c

ar p

ark

and

gard

en c

urre

ntly

in u

se a

nd n

ot p

rom

oted

for h

ousi

ng d

evel

opm

ent.

Hen

ley

in A

rden

Whi

te S

wan

, Hig

h S

treet

HH

101

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Hoc

kley

Hea

thLa

nd n

orth

of A

yles

bury

Roa

d

KIN

101

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Kin

eton

The

Old

Dai

ry, K

inet

on

KIN

701

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

id

entif

ies

the

area

as

bein

g se

nsiti

ve w

here

hou

sing

dev

elop

men

t wou

ld a

dver

sely

affe

ct th

e ar

ea's

cha

ract

er a

nd w

ould

cle

arly

vis

ually

ext

end

the

settl

emen

t nor

thw

ards

.

Kin

eton

Land

at W

arw

ick

Roa

d

KIN

705

Ther

e ar

e no

pla

ns to

relo

cate

the

scho

ol a

nd th

e pl

ayin

g fie

lds

are

requ

ired

to b

e ke

pt. T

here

fore

th

ere

is n

o av

aila

ble

land

for d

evel

opm

ent

Kin

eton

Kin

eton

Jun

ior a

nd In

fant

s S

choo

l, W

arw

ick

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

KIN

706

The

maj

ority

of t

he s

ite is

with

in th

e flo

odzo

ne o

n th

e so

uthe

rn p

art o

f the

site

. A

s se

t out

in

natio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om

area

s at

hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r re

side

ntia

l dev

elop

men

t. R

emai

ning

are

a ou

tsid

e th

e flo

odzo

ne is

too

smal

l for

6+

dwel

lings

. The

si

te is

als

o w

ithin

a L

ocal

Wild

life

Site

.

Kin

eton

Land

off

Cas

tle C

resc

ent

KIN

708

The

site

con

tain

s w

ell u

sed

allo

tmen

ts a

nd, e

ven

if th

e C

ounc

il w

ere

to c

onsi

der o

f dis

posi

ng o

f th

e la

nd, t

he a

cces

s to

the

site

is p

oor a

nd th

ere

is li

kely

to b

e ne

gativ

e im

pact

s up

on s

urro

undi

ng

prop

ertie

s.

Kin

eton

Sai

nt P

eter

s R

oad

KIN

709

The

site

is p

rote

cted

pub

lic o

pen

spac

e an

d th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f the

land

fo

r dev

elop

men

t.K

inet

onD

ene

Clo

se

UC

S/S

ITE

/KI

N00

1H

alf t

he s

ite is

in re

side

ntia

l use

alre

ady

and

not a

vaila

ble

for r

edev

elop

men

t. T

he re

dund

ant

gara

ge is

sui

tabl

e an

d av

aila

ble

for d

evel

opm

ent,

but t

oo s

mal

l for

the

stud

y th

resh

old.

Kin

eton

Ban

bury

Stre

et (s

outh

sid

e)

UC

S/S

ITE

/KI

N00

2Th

e si

te is

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent b

ut is

cur

rent

ly n

ot a

vaila

ble

and

is in

mul

tiple

ow

ners

hip.

Kin

eton

Mill

Stre

et, G

arde

n of

Cou

rt C

lose

UC

S/S

ITE

/KI

N00

3S

outh

ern

part

of s

ite re

ceiv

ed p

lann

ing

perm

issi

on fo

r les

s th

an 6

dw

ellin

gs (0

7/01

022)

. R

emai

ning

par

t of t

he s

ite to

the

north

is to

o sm

all f

or 6

+ dw

ellin

gs.

Kin

eton

r/o S

outh

am S

treet

UC

S/S

ITE

/KI

N00

5Th

e si

te is

in m

ultip

le o

wne

rshi

p an

d cu

rrent

ly n

ot b

eing

pro

mot

ed fo

r dev

elop

men

t.K

inet

onW

alto

n C

otta

ges,

Ban

bury

Roa

d

LH70

1�Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

The

site

is a

lso

with

in a

Loc

al

Wild

life

Site

.

Ligh

thor

ne H

eath

Land

off

B41

00

LH70

2�Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

The

site

is a

lso

with

in a

Loc

al

Wild

life

Site

.

Ligh

thor

ne H

eath

Land

off

A41

00

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

LOC

O70

1�Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Long

Com

pton

Mai

n S

treet

LON

G10

1Th

e si

te is

too

smal

l.Lo

ng C

ompt

on72

Col

lege

Lan

e Lo

ng C

ompt

on

LON

G10

2Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.Lo

ng C

ompt

onLa

nd a

t Ash

by F

arm

LON

G10

3Th

e si

te is

too

smal

l.Lo

ng C

ompt

onM

ain

Stre

et

LON

G10

4Th

e si

te is

too

smal

l.Lo

ng C

ompt

onW

oodl

ands

, Mal

thou

se L

ane

LON

G10

5Th

e m

ajor

ity o

f the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t due

to la

ndsc

ape

impa

ct.

The

smal

l sec

tion

that

has

bee

n id

entif

ied

appe

ars

to b

e cu

rren

tly in

use

as

a w

orki

ng fa

rm a

nd is

th

eref

ore

not a

vaila

ble

for r

esid

entia

l dev

elop

men

t.

Long

Com

pton

Land

bet

wee

n B

utle

rs L

ane

and

A34

00

LITC

102

The

site

is w

ithin

floo

d zo

ne 3

. As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

floo

ding

sho

uld

be

avoi

ded

by d

irect

ing

deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Long

Itch

ingt

onLa

nd a

t the

Gar

dens

, S

tone

brid

ge L

ane

LITC

103

The

site

is w

ithin

floo

d zo

ne 3

. As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

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t hig

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hurc

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LITC

104

This

site

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o a

stud

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rang

e Fa

rm

LITC

105a

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

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cilit

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and

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eref

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sust

aina

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loca

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ousi

ng d

evel

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nd to

rear

of p

rope

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ton

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d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

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ecte

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ites

LITC

107

The

site

is w

ithin

floo

d zo

ne 3

. As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

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ding

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t hig

hest

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te is

with

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tone

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ge L

ane

LON

101

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site

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ng M

arst

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ast o

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ford

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site

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sitiv

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with

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m

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land

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r has

con

firm

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e si

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ain

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tifie

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dy w

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ane

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rent

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oret

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outh

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Hill

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at B

utt H

ill

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ref

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ess

Rea

son

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Settl

emen

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App

endi

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ton

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P10

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settl

emen

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rly re

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ould

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tour

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e

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ess

Rea

son

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Settl

emen

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App

endi

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Rej

ecte

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orth

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s se

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natio

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olic

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isk

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ided

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velo

pmen

t aw

ay fr

om

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hig

hest

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t sui

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l dev

elop

men

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rsle

y G

reen

Mill

Lan

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hils

t thi

s si

te is

adj

acen

t to

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villa

ge, i

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ld b

e an

illo

gica

l ext

ensi

on in

to th

e co

untry

side

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ha

ve a

n im

pact

on

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e ch

arac

ter.

The

site

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bee

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entif

ied

with

in th

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ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f hig

h/m

ediu

m, a

nd is

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tabl

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iden

tial

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lopm

ent.

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06Th

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scap

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tivity

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dy a

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sens

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tion

with

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la

ndsc

ape

sens

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ium

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site

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as

part

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la

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ium

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rcel

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uita

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site

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entif

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ndsc

ape

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sitiv

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part

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zon

e w

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la

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itivi

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ium

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ever

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rcel

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ape

term

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side

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erto

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The

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ry, C

hape

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site

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entif

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ndsc

ape

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sitiv

ity S

tudy

with

a la

ndsc

ape

sens

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gh/m

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ent.

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erto

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Par

t Cad

bold

Far

m

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

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PR

M10

3Th

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ain

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site

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land

with

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and

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uita

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evel

opm

ent.

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nton

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Land

adj

acen

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nton

Hou

se,

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D10

1Th

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litie

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ther

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ayLa

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adw

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ore

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way

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iden

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ent.

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site

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also

with

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Loc

al W

ildlif

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ite.

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iteJa

guar

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nt, s

outh

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thor

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eath

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te is

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cted

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ape

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sitiv

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tudy

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cov

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ocal

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life

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alf t

he

site

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PO

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sm

all p

arts

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SS

SI.

The

site

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lso

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l to

crea

te a

new

sus

tain

able

se

ttlem

ent,

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eref

ore

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uita

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ousi

ng d

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ent.

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al b

row

nfie

ld s

iteH

arbu

ry C

emen

t wor

ks

LITC

106

This

site

is a

larg

e ru

ral b

row

nfie

ld s

ite w

hich

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

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oorly

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litie

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t is

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smal

l to

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new

sus

tain

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set

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ent,

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eref

ore

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uita

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ousi

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opm

ent.

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al b

row

nfie

ld s

iteFo

rmer

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tham

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ent W

orks

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

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ites

LON

102

This

site

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larg

e ru

ral b

row

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ld s

ite w

hich

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ot a

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ent t

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ttlem

ent,

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late

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litie

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t is

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l to

crea

te a

new

sus

tain

able

set

tlem

ent,

and

is th

eref

ore

not s

uita

ble

for h

ousi

ng d

evel

opm

ent.

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site

is a

lso

with

in a

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al W

ildlif

e S

ite.

Rur

al b

row

nfie

ld s

iteLo

ng M

arst

on A

irfie

ld

LON

701

The

site

gai

ned

plan

ning

per

mis

sion

for a

ppro

xim

atel

y 50

0 ho

mes

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ore

the

base

dat

e.R

ural

bro

wnf

ield

site

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er D

epot

, Lo

ng M

arst

on

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ate

SA

L101

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e si

te h

as b

een

iden

tifie

d w

ithin

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Land

scap

e S

ensi

tivity

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dy a

s a

sens

itive

loca

tion

with

in a

zo

ne w

hich

has

a m

ediu

m la

ndsc

ape

sens

itivi

ty, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sal

ford

Prio

rsLa

nd n

orth

of S

choo

l Roa

d

SA

L101

bTh

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

high

/med

ium

, and

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

alfo

rd P

riors

Sch

ool R

oad

SA

L101

cTh

e si

te d

oes

not c

urre

ntly

offe

r a s

uita

ble

loca

tion

for d

evel

opm

ent b

ecau

se it

is c

urre

ntly

at l

east

pa

rtly

in a

ctiv

e co

mm

unity

use

, the

re a

re a

cces

s co

nstra

ints

and

ther

e m

ay b

e an

impa

ct o

n th

e w

ider

land

scap

e.

Sal

ford

Prio

rsR

idsd

ale

Clo

se

SA

L101

d�Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.S

alfo

rd P

riors

Land

nor

th o

f New

Inn

Lane

SA

L101

eTh

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

high

/med

ium

, and

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t. Th

e si

te is

affe

cted

in p

arts

by

flood

zo

nes

2 an

d 3.

As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

floo

ding

sho

uld

be a

void

ed b

y di

rect

ing

deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. P

arts

of t

he s

ite is

with

in a

hig

h ris

k flo

od

area

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sal

ford

Prio

rsE

vesh

am R

oad

SA

L101

fTh

e si

te is

with

in th

e op

en c

ount

rysi

de a

nd w

ithin

floo

d zo

ne 3

. As

set o

ut in

nat

iona

l pol

icy,

are

as

at ri

sk o

f flo

odin

g sh

ould

be

avoi

ded

by d

irect

ing

deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sal

ford

Prio

rsFi

eld

off A

46

SA

M10

1Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.S

ambo

urne

Troy

Indu

stria

l Est

ate,

Jill

Lan

e

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

SH

IP.B

Loca

l Pla

n al

loca

tion

for e

mpl

oym

ent a

nd th

ere

is n

o pr

omot

ion

of th

e la

nd fo

r res

iden

tial

purp

oses

.S

hips

ton-

on-S

tour

Land

nor

th o

f Tile

man

Lan

e

SH

P70

1Th

e si

te is

out

side

the

deve

lopm

ent b

ound

ary

and

not i

dent

ified

as

a B

road

Loc

atio

n in

the

prev

ious

SH

LAA

. The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a

land

scap

e se

nsiti

vity

of m

ediu

m/h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial

deve

lopm

ent.

In a

dditi

on v

ehic

lula

r acc

ess

to th

e si

te w

ould

mak

e it

impr

actic

al to

dev

elop

.

Shi

psto

n-on

-Sto

urS

tratfo

rd R

oad

SH

P70

2Th

e si

te w

as n

ot id

entif

ied

with

in a

Bro

ad L

ocat

ion

with

the

prev

ious

SH

LAA

and

has

bee

n id

entif

ied

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

as

an a

rea

of h

igh/

med

ium

land

scap

e se

nsiti

vity

, th

eref

ore

unsu

itabl

e fo

r res

iden

tial d

evel

opm

ent.

Shi

psto

n-on

-Sto

urS

tratfo

rd R

oad

SH

P70

3Th

e m

ajor

ity o

f the

site

gai

ned

plan

ning

per

mis

sion

(11/

0072

8/O

UT)

for o

utlin

e re

side

ntia

l de

velo

pmen

t afte

r the

bas

e da

te.

Shi

psto

n-on

-Sto

urS

tratfo

rd R

oad

SH

P70

5Th

e si

te is

loca

ted

in th

e op

en c

ount

rysi

de, d

ivor

ced

from

the

settl

emen

t and

out

side

of a

ny a

rea

cons

ider

ed s

uita

ble

as a

n ex

tens

ion

to th

e bu

ilt a

rea.

Shi

psto

n-on

-Sto

urM

ount

Far

m, C

ampd

en R

oad

SH

P70

6Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

hips

ton-

on-S

tour

Hen

woo

d Fa

rm, o

ff A

3400

S

tratfo

rd R

oad

SH

P70

8Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t in

land

scap

e te

rms.

The

site

is a

lso

with

in a

Loc

al W

ildlif

e S

ite. T

he s

ite is

now

par

t of a

new

ly p

rom

oted

site

SH

P10

1.S

hips

ton-

on-S

tour

Wes

t of F

urze

Hill

Roa

d

SH

P70

9M

ost o

f thi

s si

te is

uns

uita

ble

for d

evel

opm

ent o

n la

ndsc

ape

grou

nds.

The

sou

ther

n pa

rt of

the

site

is n

ow p

art o

f a n

ewly

pro

mot

ed s

ite S

HP

101.

Shi

psto

n-on

-Sto

urLa

nd to

the

Sou

th o

f Cam

pden

R

oad

SH

P71

0Th

e si

te is

out

side

of,

and

not a

djac

ent t

o, th

e de

velo

pmen

t bou

ndar

y fo

r the

tow

n an

d is

not

w

ithin

a B

road

Loc

atio

n. T

he s

ite is

not

abl

e to

con

tribu

te to

the

crea

tion

of a

sus

tain

able

pat

tern

of

dev

elop

men

t.

Shi

psto

n-on

-Sto

urH

enw

ood

Farm

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

SH

P71

3Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t and

if th

ere

wer

e pr

opos

als

put f

orw

ard

the

site

is s

ubje

ct to

floo

ding

and

th

is w

ould

be

a si

gnifi

cant

con

stra

int i

n th

is lo

catio

n.

Shi

psto

n-on

-Sto

urC

hurc

h S

treet

SH

P71

4Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t and

if th

ere

wer

e pr

opos

als

put f

orw

ard

the

site

is s

ubje

ct to

floo

ding

and

th

is w

ould

be

a si

gnifi

cant

con

stra

int i

n th

is lo

catio

n.

Shi

psto

n-on

-Sto

urM

ill S

treet

SH

P71

5Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Shi

psto

n-on

-Sto

urW

est S

treet

Car

Par

k

SH

P71

6Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Shi

psto

n-on

-Sto

urTe

legr

aph

Stre

et

SH

P71

7Th

e si

te is

hig

hway

ver

ge w

hich

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of a

nd w

ould

not

be

suita

ble

for d

evel

opm

ent.

Shi

psto

n-on

-Sto

urH

ighw

ay v

erge

, The

Drif

tway

SH

P71

8Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t as

open

spa

ce a

nd th

e co

unci

l has

no

inte

ntio

n of

di

spos

ing

of th

e si

te.

Shi

psto

n-on

-Sto

urS

tatio

n R

oad

SH

P71

9C

ar p

ark

in u

se a

nd to

o sm

all f

or 6

+ dw

ellin

gs.

Shi

psto

n-on

-Sto

urH

usba

ndm

ans

Clo

se

SH

P72

0S

trip

of a

men

ity s

pace

whi

ch c

ould

not

be

deve

lope

d fo

r hou

sing

.S

hips

ton-

on-S

tour

Rai

lway

Cre

scen

t

SH

P72

1Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t, no

r is

the

Cou

ncil

inte

ndin

g to

rele

ase

the

site

.S

hips

ton-

on-S

tour

Pitt

way

Ave

nue

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

SH

P90

1Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t in

land

scap

e te

rms.

Par

t of t

he s

ite is

now

with

in a

new

ly

prom

oted

site

SH

P10

1.S

hips

ton-

on-S

tour

Land

to th

e so

uth

wes

t of

Shi

psto

n on

Sto

ur

SH

P90

2Th

e si

te w

as id

entif

ied

as a

Bro

ad L

ocat

ion

in th

e pr

evio

us S

HLA

A.

How

ever

, the

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f med

ium

, and

th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Shi

psto

n-on

-Sto

urLa

nd a

t Cam

pden

Roa

d

SH

P90

3Th

e si

te is

not

sui

tabl

e fo

r dev

elop

men

t in

land

scap

e te

rms.

The

site

is a

lso

with

in a

Loc

al W

ildlif

e S

ite. T

he s

ite is

now

par

t of a

new

ly p

rom

oted

site

SH

P10

1.S

hips

ton-

on-S

tour

Land

at B

osle

y C

lose

UC

S/S

ITE

/SH

P00

2In

form

atio

n ga

ther

ed fo

r the

pur

pose

s of

this

stu

dy s

ugge

sts

that

ther

e is

no

conf

iden

ce in

the

site

be

ing

avai

labl

e an

d co

min

g fo

rwar

d fo

r dev

elop

men

t, be

caus

e th

e si

te is

in m

ultip

le o

wne

rshi

p an

d is

not

cur

rent

ly b

eing

pro

mot

ed fo

r res

iden

tial d

evel

opm

ent.

Shi

psto

n-on

-Sto

ur2-

34 (e

vens

)

UC

S/S

ITE

/SH

P00

3Th

ere

is n

o pr

ospe

ct o

f the

site

bei

ng d

evel

oped

and

if th

ere

wer

e pr

opos

als

put f

orw

ard

they

are

lik

ely

to h

ave

impa

ct o

n ne

ighb

ourin

g pr

oper

ties.

Shi

psto

n-on

-Sto

urG

arag

e C

ourt

- wes

t end

, Pitt

way

A

venu

e

UC

S/S

ITE

/SH

P00

4S

mal

l gar

age

cour

t whi

ch th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f. If

ther

e w

ere

cons

ider

atio

ns to

dev

elop

the

site

it is

like

ly th

at d

evel

opm

ent w

ould

hav

e ne

gativ

e im

pact

s on

ne

ighb

ours

.

Shi

psto

n-on

-Sto

urG

arag

e C

ourt,

eas

t end

,Pitt

way

A

venu

e

UC

S/S

ITE

/SH

P00

5In

form

atio

n ga

ther

ed fo

r the

pur

pose

s of

this

stu

dy s

ugge

sts

that

ther

e is

no

conf

iden

ce in

the

site

be

ing

avai

labl

e an

d co

min

g fo

rwar

d fo

r dev

elop

men

t, be

caus

e th

e si

te is

in m

ultip

le o

wne

rshi

p an

d is

not

cur

rent

ly b

eing

pro

mot

ed fo

r res

iden

tial d

evel

opm

ent.

Shi

psto

n-on

-Sto

ur16

-22

(eve

ns),

Que

ens

Ave

nue

UC

S/S

ITE

/SH

P00

7G

arde

n an

d ho

use

in u

se, w

hich

is n

ot c

urre

ntly

bei

ng p

rom

oted

and

ther

efor

e no

t ava

ilabl

e at

the

curre

nt ti

me

for r

esid

entia

l dev

elop

men

t. S

ite s

houl

d be

ass

esse

d ag

ain

in fu

ture

revi

ews

of th

e S

HLA

A.

Shi

psto

n-on

-Sto

ur20

Dar

lings

cote

Roa

d

UC

S/S

ITE

/SH

P00

8In

form

atio

n ga

ther

ed fo

r the

pur

pose

s of

this

stu

dy s

ugge

sts

that

ther

e is

no

conf

iden

ce in

the

site

be

ing

avai

labl

e an

d co

min

g fo

rwar

d fo

r dev

elop

men

t, be

caus

e th

e si

te is

not

cur

rent

ly b

eing

pr

omot

ed fo

r res

iden

tial d

evel

opm

ent.

Shi

psto

n-on

-Sto

urC

atho

lic C

hurc

h, D

arlin

gsco

te

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/SH

P00

9G

arde

n an

d ho

use

in u

se, w

hich

is n

ot c

urre

ntly

bei

ng p

rom

oted

and

ther

efor

e no

t ava

ilabl

e at

the

curre

nt ti

me

for r

esid

entia

l dev

elop

men

t. S

ite s

houl

d be

ass

esse

d ag

ain

in fu

ture

revi

ews

of th

e S

HLA

A.

Shi

psto

n-on

-Sto

ur58

, Lan

sdow

ne H

ouse

UC

S/S

ITE

/SH

P01

1Th

e si

te g

aine

d pe

rmis

sion

for a

reta

il un

it an

d 8

flats

abo

ve in

Mar

ch 2

012,

afte

r the

bas

e da

te,

and

is th

eref

ore

deal

t with

els

ewhe

re in

the

stud

y.S

hips

ton-

on-S

tour

Pet

tiphe

r's G

arag

e, C

hurc

h S

treet

UC

S/S

ITE

/SH

P01

2In

form

atio

n ga

ther

ed fo

r the

pur

pose

s of

this

stu

dy s

ugge

sts

that

ther

e is

no

conf

iden

ce in

the

site

be

ing

avai

labl

e an

d co

min

g fo

rwar

d fo

r dev

elop

men

t, be

caus

e th

e si

te is

not

cur

rent

ly b

eing

pr

omot

ed fo

r res

iden

tial d

evel

opm

ent

Shi

psto

n-on

-Sto

urJu

nior

& In

fant

s S

choo

l, S

tatio

n R

oad

UC

S/S

ITE

/SH

P01

4P

oor a

cces

s, fl

oodi

ng o

n th

e ea

ster

n si

de o

f the

site

and

site

is c

urre

ntly

not

ava

ilabl

e fo

r re

deve

lopm

ent.

As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

floo

ding

sho

uld

be a

void

ed b

y di

rect

ing

deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. Par

t of t

he s

ite is

with

in a

hig

h ris

k flo

od

area

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

The

site

is a

lso

with

in a

Loc

al W

ildlif

e S

ite.

Shi

psto

n-on

-Sto

ur26

, Cau

dlew

ell L

eys,

Stra

tford

R

oad

UC

S/S

ITE

/SH

P01

5S

ites

was

iden

tifie

d in

the

Urb

an C

apac

ity S

tudy

som

e ye

ars

ago

but h

as n

ot b

een

subj

ect o

f pr

omot

ion

for d

evel

opm

ent s

ince

. If a

sch

eme

wer

e to

com

e fo

rwar

d an

y pr

opos

als

wou

ld h

ave

to

over

com

e is

sues

rega

rdin

g flo

odin

g an

d ac

cess

, as

wel

l as

ensu

ring

the

amen

ity o

f exi

stin

g re

side

nts

Shi

psto

n-on

-Sto

urG

ranv

ille

Gar

den,

Chu

rch

Stre

et

UC

S/S

ITE

/SH

P01

6Th

e si

te c

ontin

ues

in a

ctiv

e al

tern

ativ

e us

e w

ithou

t any

pro

posa

ls fo

r red

evel

opm

ent.

Ther

efor

e it

is u

nlik

ely

that

the

site

will

com

e fo

rwar

d fo

r hou

sing

Shi

psto

n-on

-Sto

urTh

e H

orse

shoe

Inn,

Chu

rch

Stre

et

UC

S/S

ITE

/SH

P01

7Th

e la

nd is

am

enity

spa

ce a

nd c

ar p

ark,

nei

ther

of w

hich

the

Cou

ncil

is s

eeki

ng to

rele

ase

for

deve

lopm

ent.

Shi

psto

n-on

-Sto

urN

ew S

treet

& W

est S

treet

UC

S/S

ITE

/SH

P01

8Th

e la

nd is

am

enity

spa

ce a

nd c

ar p

ark,

nei

ther

of w

hich

the

Cou

ncil

is s

eeki

ng to

rele

ase

for

deve

lopm

ent.

Shi

psto

n-on

-Sto

ur6

(Edw

ard

She

ldon

Ltd

), N

ew

Stre

et

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/SH

P01

9In

form

atio

n ga

ther

ed fo

r the

pur

pose

s of

this

stu

dy s

ugge

sts

that

ther

e is

no

conf

iden

ce in

the

site

be

ing

avai

labl

e an

d co

min

g fo

rwar

d fo

r dev

elop

men

t, be

caus

e th

e si

te is

not

cur

rent

ly b

eing

pr

omot

ed fo

r res

iden

tial d

evel

opm

ent.

If pr

opos

als

wer

e to

com

e fo

rwar

d th

ere

wou

ld b

e co

ncer

ns

rega

rdin

g th

e im

pact

of f

lood

ing

on th

e si

te.

Shi

psto

n-on

-Sto

ur61

, Orc

hard

Hou

se, N

ew S

treet

UC

S/S

ITE

/SH

P02

1Th

e si

te is

mad

e up

of a

num

ber o

f bac

k ga

rden

s w

here

ther

e m

ay b

e so

me

pote

ntia

l for

infil

ling

but t

he la

nd is

not

bei

ng p

rom

oted

by

land

ow

ners

or d

evel

oper

s. T

here

fore

ther

e is

no

pros

pect

of

the

site

com

ing

forw

ard

Shi

psto

n-on

-Sto

ur4-

16 (e

vens

), C

alla

way

s R

oad

UC

S/S

ITE

/SH

P02

2G

arde

n an

d ho

use

in u

se, w

hich

is n

ot c

urre

ntly

bei

ng p

rom

oted

and

ther

efor

e no

t ava

ilabl

e at

the

curre

nt ti

me

for r

esid

entia

l dev

elop

men

t. S

ite s

houl

d be

ass

esse

d ag

ain

in fu

ture

revi

ews

of th

e S

HLA

A.

Shi

psto

n-on

-Sto

urS

outh

Lyn

n, L

ondo

n R

oad

UC

S/S

ITE

/SH

P02

3Th

e si

te is

mad

e up

of a

num

ber o

f bac

k ga

rden

s w

here

ther

e m

ay b

e so

me

pote

ntia

l for

infil

ling

but t

he la

nd is

not

bei

ng p

rom

oted

by

land

ow

ners

or d

evel

oper

s. T

here

fore

ther

e is

no

pros

pect

of

the

site

com

ing

forw

ard

Shi

psto

n-on

-Sto

ur23

-29

(odd

s), L

ondo

n R

oad

UC

S/S

ITE

/SH

P02

4P

lann

ing

perm

issi

on 0

5/03

831/

FUL

rela

tes

to o

ne o

f the

dw

ellin

gs w

ithin

this

larg

er s

ite. I

t su

gges

ts th

at th

ere

may

be

oppo

rtuni

ties

for f

urth

er in

fill i

n th

e fu

ture

. How

ever

, non

e of

the

rem

aini

ng la

nd is

bei

ng p

rom

oted

for d

evle

opm

ent a

nd th

eref

ore

cann

ot b

e co

nsid

ered

de

velo

pabl

e in

the

cont

ext o

f the

SH

LAA

Shi

psto

n-on

-Sto

ur33

-43

(odd

s) &

Fur

ze H

ill,

Lond

on R

oad

UC

S/S

ITE

/SH

P02

5S

cout

hut

and

car

par

k in

act

ive

use

with

no

pros

pect

of d

evel

opm

ent.

Shi

psto

n-on

-Sto

urP

ublic

Car

Par

k &

Hut

s, N

ew

Stre

et

UC

S/S

ITE

/SH

P02

6S

ome

deve

lopm

ent o

f adj

oini

ng la

nd h

as ta

ken

plac

e bu

t mai

n m

ill b

uild

ing

cont

inue

s in

al

tern

ativ

e us

e an

d ha

s no

t bee

n pr

omot

ed fo

r res

iden

tial d

evel

opm

ent.

Ther

efor

e, it

can

not b

e re

lied

upon

as

a po

tent

ial h

ousi

ng s

ite.

Shi

psto

n-on

-Sto

ur20

, Shi

psto

n M

ill, M

ill S

treet

UC

S/S

ITE

/SH

P02

7Th

e si

te is

bac

klan

d in

act

ive

empl

oym

ent u

se w

hich

has

not

bee

n pr

omot

ed fo

r dev

elop

men

t. Th

e si

te c

anno

t the

refo

re b

e re

lied

upon

as

part

of th

e S

HLA

A. I

f pro

posa

ls w

ere

to c

ome

forw

ard

for r

esid

entia

l dev

elop

men

t the

y w

ould

hav

e to

sat

isfy

con

cern

s re

gard

ing

flood

ing

of th

e si

te a

nd

also

the

poor

hig

hway

s ac

cess

.

Shi

psto

n-on

-Sto

ur44

Chu

rch

Stre

et

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/SH

P02

8O

ffice

s an

d ca

r par

k ha

ve b

een

refu

rbis

hed

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Shi

psto

n-on

-Sto

ur50

(Pet

tifer

s) S

tratfo

rd R

oad

SN

I102

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

in a

zon

e w

hich

has

a

med

ium

land

scap

e se

nsiti

vity

. How

ever

, thi

s pa

rt of

the

zone

is id

entif

ied

as im

porta

nt to

the

setti

ng o

f the

con

serv

atio

n ar

ea a

nd li

sted

bui

ldin

g an

d is

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial

deve

lopm

ent.

Sni

tterfi

eld

Land

Sou

th o

f Sm

iths

Lane

off

Frog

mor

e R

oad

SN

I103

The

site

doe

s no

t hav

e ad

equa

te a

cces

s fo

r 6+

dwel

lings

in th

is lo

catio

n. T

he s

ite h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of h

igh/

med

ium

, and

is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sni

tterfi

eld

Rea

d of

Jag

o La

ne

SN

I104

The

site

is to

o sm

all.

Sni

tterfi

eld

Fiel

d P

lace

SN

I105

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Sni

tterfi

eld

Old

hous

e Fa

rm

SN

I106

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

in a

zon

e w

hich

has

a

med

ium

land

scap

e se

nsiti

vity

. How

ever

, thi

s pa

rt of

the

zone

is id

entif

ied

as s

ensi

tive

to

deve

lopm

ent a

nd th

eref

ore

deve

lopm

ent h

ere

is n

ot a

ppro

pria

te.

Sni

tterfi

eld

Land

nor

th o

f Kin

g's

Lane

SN

I702

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f hi

gh/m

ediu

m, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sni

tterfi

eld

Land

off

Kin

gs L

ane

&

Whi

teho

rse

Hill

SN

I101

The

site

is w

ithin

floo

d zo

ne 3

. As

set o

ut in

nat

iona

l pol

icy,

are

as a

t ris

k of

floo

ding

sho

uld

be

avoi

ded

by d

irect

ing

deve

lopm

ent a

way

from

are

as a

t hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Sni

ttlef

ield

Form

er F

oxhu

nter

PH

, The

S

quar

e

SO

M70

1Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

outh

amLa

nd o

ff W

elsh

Roa

d E

ast,

Dav

entry

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

SO

M70

2Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

outh

amLa

nd o

ff W

elsh

Roa

d E

ast

SO

M70

3Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

outh

amLa

nd o

ff W

arw

ick

Roa

d

SO

M70

4Th

e si

te is

too

smal

l.S

outh

amTh

e H

ovel

, Wel

sh R

oad

Eas

t

SO

M70

5Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

outh

amG

lebe

Far

m

SO

M70

8Th

e si

te in

clud

es p

ublic

ope

n sp

ace

whi

ch w

ill b

e re

quire

d to

be

repr

ovid

ed o

n si

te a

s pa

rt of

the

deve

lopm

ent.

This

equ

ates

to a

ppro

xim

atle

y 1.

5ha.

The

refo

re th

e re

mai

nder

was

iden

tifie

d as

a

Bro

ad L

ocat

ion

for d

evel

opm

ent i

n th

e pr

evio

us S

HLA

A, h

owev

er th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

ha

s id

entif

ied

this

are

a of

land

med

ium

/hig

h to

land

scap

e se

nsiti

vity

and

ther

efor

e is

uns

uita

ble

for r

esid

entia

l dev

elop

men

t.

Sou

tham

Wes

t of C

oven

try R

oad

SO

M70

9S

ee s

ite S

OM

903.

Sou

tham

Land

bet

wee

n A

425

and

A42

3,

Ban

bury

Roa

d

SO

M71

1Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Sou

tham

Tom

wel

l Clo

se

SO

M71

2Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Sou

tham

Car

par

k ea

st o

f Sou

tham

C

omm

unity

Chu

rch

SO

M71

3Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t. Th

e no

rther

n pa

rt of

the

site

is w

ithin

floo

d zo

ne 3

and

the

site

is w

ithin

a C

onse

rvat

ion

Are

a.

Sou

tham

Land

adj

oini

ng a

nd to

the

rear

of

Wal

tons

Clo

se

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

SO

M71

4A

lthou

gh w

ithin

the

late

st d

raft

Cor

e S

trate

gy c

onsu

ltatio

n as

a p

oten

tial d

evel

opm

ent o

ptio

n, th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Sou

tham

Hill

Far

m &

Win

cotts

SO

M90

1Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

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site

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ther

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oted

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his

site

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asse

ssed

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rther

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ews

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Sou

tham

Land

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orth

field

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mot

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nty

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urre

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rest

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resi

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sch

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n th

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site

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ld b

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itabl

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mix

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se d

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udin

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side

ntia

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ppro

xim

atel

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uni

ts.

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site

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reas

sess

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view

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cipl

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ent,

ther

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inte

ntio

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dis

pose

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he la

nd. T

here

fore

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no

pros

pect

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he s

ite c

omin

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rwar

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r dev

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men

t. E

ven

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ere

prom

oted

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ld b

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ghly

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nstra

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ound

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land

use

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pact

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wel

lings

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ark

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rage

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d, th

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acce

ptab

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prin

cipl

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r red

evel

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ent,

ther

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no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t. If

ther

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ere

prop

osal

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likel

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mbe

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dwel

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ard

wou

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n th

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Sou

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ark

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ref

Addr

ess

Rea

son

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ejec

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Settl

emen

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App

endi

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Rej

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rt is

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owne

d an

d, th

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acce

ptab

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prin

cipl

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evel

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ther

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inte

ntio

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dis

pose

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here

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ther

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inte

ntio

n to

dis

pose

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he la

nd. T

here

fore

ther

e is

no

pros

pect

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he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t. E

ven

if th

e si

te w

ere

to b

e re

leas

ed, t

he s

ite is

hig

hly

cons

train

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rroun

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land

use

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d is

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ikel

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ptab

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tham

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ther

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oted

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land

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ners

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art o

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site

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gai

ned

perm

issi

on fo

r 3 u

nits

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ce th

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seda

te, b

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bel

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thre

shol

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mai

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act

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eref

ore

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site

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vide

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outh

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ut, W

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est

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num

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k ga

rden

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here

ther

e m

ay b

e so

me

pote

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rom

oted

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land

ow

ners

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evel

oper

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here

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no

pros

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site

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ard

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tham

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rden

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here

ther

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me

pote

ntia

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ling

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he la

nd is

not

bei

ng p

rom

oted

by

land

ow

ners

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evel

oper

s. T

here

fore

ther

e is

no

pros

pect

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the

site

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tham

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ncil

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ptab

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prin

cipl

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ther

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no

inte

ntio

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dis

pose

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nd. T

here

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pros

pect

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omin

g fo

rwar

d fo

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elop

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loca

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e si

te w

ill m

ake

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deve

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iffic

ult t

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mpl

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den

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oted

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nd th

eref

ore

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relie

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vide

hou

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as

part

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Sou

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ref

Addr

ess

Rea

son

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ejec

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endi

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ntio

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pose

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here

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ntio

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pose

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oted

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oted

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oted

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here

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efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Are

a D

D B

ridge

tow

n Fa

rm

STR

102

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Dod

wel

l Par

k

STR

104

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for

hous

ing

deve

lopm

ent.

Stra

tford

-upo

n-A

von

The

Old

Bar

n, S

hotte

ry

STR

702

Site

is n

ot a

vaila

ble

for d

evel

opm

ent.

The

site

is a

lso

affe

cted

by

flood

ing.

As

set o

ut in

nat

iona

l po

licy,

are

as a

t ris

k of

floo

ding

sho

uld

be a

void

ed b

y di

rect

ing

deve

lopm

ent a

way

from

are

as a

t hi

ghes

t ris

k. T

he s

ite is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Brid

gew

ay A

rea

(sou

th e

ast)

STR

703

The

land

has

not

bee

n pr

omot

ed fo

r res

iden

tial d

evel

opm

ent a

nd is

too

smal

l for

the

stud

y th

resh

old.

Stra

tford

-upo

n-A

von

Hol

y Tr

inty

Chu

rch

site

STR

705

�The

Cou

ncil

own

the

site

and

ther

e ha

s be

en n

o de

cisi

on o

n w

heth

er th

e si

te is

goi

ng to

be

rele

ased

. Thi

s av

aila

bilit

y po

sitio

n of

the

site

sho

uld

be m

onito

red

with

in th

e re

view

of f

utur

e S

HLA

As.

Stra

tford

-upo

n-A

von

Win

dsor

Stre

et /

Wes

tern

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

707

Land

is s

ubje

ct o

f lon

g te

rm a

spira

tions

for d

evel

opm

ent b

ut is

not

cur

rent

ly p

rom

oted

for

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Birm

ingh

am R

oad

/ Ard

en S

treet

STR

708

Rem

aini

ng p

art o

f site

has

bee

n bu

ilt o

r cle

ared

for

hot

el, h

ealth

and

offi

ce d

evel

opm

ent.

Stra

tford

-upo

n-A

von

NC

Jos

eph

site

, Birm

ingh

am

Roa

d

STR

709

�The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. It i

s no

t cur

rent

ly re

adily

ava

ilabl

e fo

r dev

elop

men

t. Th

e si

te is

with

in th

e flo

od

zone

. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is w

ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

not s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stra

tford

-upo

n-A

von

Land

sou

th o

f War

wic

k R

oad

STR

711

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

iden

tifie

d as

a B

road

Lo

catio

n in

the

2008

SH

LAA

. It h

as n

ot b

een

activ

ely

prom

oted

for d

evel

opm

ent a

nd th

eref

ore

cann

ot b

e re

lied

upon

by

the

Cou

ncil

as p

art o

f the

SH

LAA

.

Stra

tford

-upo

n-A

von

Red

land

s A

llotm

ents

, Chu

rch

Lane

STR

713

Ther

e is

cur

rent

ly n

o ad

equa

te a

cces

s fo

r res

iden

tial d

evel

opm

ent.

How

ever

, thi

s si

te s

houl

d be

as

sess

ed in

futu

re re

view

s of

the

SH

LAA

.S

tratfo

rd-u

pon-

Avo

nLa

nd a

t Ely

Stre

et

STR

715

See

UC

S/S

ITE

/STR

007

Stra

tford

-upo

n-A

von

Land

at 1

97-2

21 B

anbu

ry R

oad

STR

716b

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n. T

he m

ajor

ity o

f the

land

is p

rote

cted

fo

r min

eral

s. T

he L

ands

cape

Sen

sitiv

ity S

tudy

con

clud

es th

at th

e si

te h

as a

hig

h/m

ediu

m

land

scap

e se

nsiti

vity

to h

ousi

ng d

evel

opm

ent.

The

site

is n

ot c

onsi

dere

d su

itabl

e fo

r dev

elop

men

t.

Stra

tford

-upo

n-A

von

Land

nor

th o

f Ban

bury

Roa

d

STR

717

The

site

is lo

cate

d ad

jace

nt to

the

BU

AB

and

in re

lativ

ely

clos

e pr

oxim

ity to

a ra

nge

of s

ervi

ces

and

faci

litie

s. T

he s

ite h

as b

een

subj

ect o

f pla

nnin

g ap

plic

atio

ns p

revi

ousl

y w

hich

hav

e be

en

with

draw

n fo

llow

ing

obje

ctio

ns. I

t doe

s no

t app

ear t

hat a

ny o

f tho

se o

bjec

tions

hav

e be

en

over

com

e an

d th

eref

ore

it w

ould

not

be

appr

opria

te fo

r the

site

to b

e re

lied

upon

as

a si

te fo

r po

tent

ial h

ousi

ng.

Stra

tford

-upo

n-A

von

Allo

tmen

t Gar

dens

, Lox

ley

Roa

d

STR

718

Acc

ess

prob

lem

s an

d de

sign

and

layo

ut is

sues

rela

ting

to th

e sh

ape

of th

e si

te. T

he s

ite is

als

o w

ithin

a L

ocal

Wild

life

Site

.S

tratfo

rd-u

pon-

Avo

nLa

nd o

ff H

ill V

iew

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

719

This

site

is a

sm

alle

r par

t of s

ite S

TR82

9. T

he s

ite is

out

side

of t

he d

evel

opm

ent b

ound

ary

for t

he

tow

n. T

he L

ands

cape

Sen

sitiy

Stu

dy c

oncl

udes

that

the

site

has

a h

igh/

med

ium

land

scap

e se

nsiti

vity

to h

ousi

ng d

evel

opm

ent.

Ther

efor

e it

is n

ot c

onsi

dere

d su

itabl

e fo

r res

iden

tial

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Land

at W

ildm

oor

STR

722b

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n. T

here

fore

it is

not

cur

rent

ly s

uita

ble

for r

esid

entia

l dev

elop

men

t und

er c

urre

nt p

lann

ing

polic

y. T

he s

ite w

as n

ot id

entif

ied

as a

Bro

ad

Loca

tion

in th

e 20

08 S

HLA

A.

The

Land

scap

e S

ensi

tivity

Stu

dy id

entif

ies

this

are

a as

sen

sitiv

e to

ho

usin

g de

velo

pmen

t and

iden

tifie

s th

e ad

jace

nt s

ite S

TR72

2a a

s th

e on

ly s

uita

ble

area

for

hous

ing

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Land

sou

th o

f Alc

este

r Roa

d (b

)

STR

724

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. A

cces

s co

nstra

ints

and

list

ed b

uild

ing

limit

the

oppo

rtuni

ties

for d

evel

opm

ent

to s

mal

l sca

le c

onve

rsio

n an

d re

deve

lopm

ent.

The

site

is a

lso

subj

ect t

o flo

odin

g. T

he s

ite is

als

o af

fect

ed b

y flo

odin

g. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is w

ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

not s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stra

tford

-upo

n-A

von

Land

at B

isho

pton

Spa

STR

725

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. The

sca

le o

f site

sug

gest

s th

at d

evle

opm

ent w

ould

be

cons

train

ed to

a y

ield

be

low

the

stud

y th

resh

old.

Stra

tford

-upo

n-A

von

The

Old

Coa

ch H

ouse

, The

A

venu

e, B

isho

pton

STR

728

The

site

is p

art o

f a la

rger

SH

LAA

site

STR

738.

Stra

tford

-upo

n-A

von

Birm

ingh

am R

oad

STR

730

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

con

side

red

a su

itabl

e lo

catio

n fo

r fut

ure

deve

lopm

ent d

ue to

the

high

/med

ium

land

scap

e se

nsiti

vity

of t

he a

rea

to

hous

ing

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Alc

este

r Roa

d

STR

731

�The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. The

sky

line,

pro

min

ence

and

ope

nnes

s of

this

rura

l cou

ntry

side

mak

e th

e ar

ea

sens

itive

. Hou

sing

dev

elop

men

t is

ther

efor

e no

t con

side

red

appr

opria

te in

this

are

a.

Stra

tford

-upo

n-A

von

Ban

bury

Roa

d

STR

732

The

site

is n

ot b

eing

pro

mot

ed fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Tow

n S

quar

e, b

etw

een

Woo

d S

treet

and

Ely

Stre

et

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

735

Site

is b

eing

rede

velo

ped

for d

wel

lings

for c

are

and

not o

pen

mar

ket h

ousi

ng.

Stra

tford

-upo

n-A

von

The

Lim

es a

nd B

riar C

roft,

A

lces

ter R

oad

STR

736

The

site

is p

art o

f a la

rger

SH

LAA

site

STR

738.

Stra

tford

-upo

n-A

von

Land

eas

t of B

irmin

gham

Roa

d

STR

740

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n it

isol

cate

d fro

m th

e m

ain

built

up

area

of S

tratfo

rd.

It w

as n

ot id

entif

ied

with

in a

Bro

ad L

ocat

ion

with

in th

e pr

evio

us S

HLA

A a

nd

was

not

ass

esse

d as

par

t of t

he L

ands

cape

Sen

sitiv

ity S

tudy

.

Stra

tford

-upo

n-A

von

Sou

th o

f Bor

don

Hill

STR

741

The

wes

tern

fiel

d ad

jace

nt th

e de

velo

pmen

t bou

ndar

y is

a s

ite w

ithin

a B

road

Loc

atio

n co

vere

d by

si

te S

TR71

6a.

The

rem

aind

er o

f the

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

as

not s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stra

tford

-upo

n-A

von

Mile

ston

e R

oad

STR

742

Land

is d

esig

nate

d as

a S

ched

uled

Anc

ient

Mon

umen

t.S

tratfo

rd-u

pon-

Avo

nTi

ddin

gton

Roa

d

STR

744

Pla

y ar

ea is

not

pro

mot

ed fo

r dev

elop

men

t and

if it

wer

e it

is u

nlik

ely

to y

ield

6 o

r mor

e dw

ellin

gs.

Stra

tford

-upo

n-A

von

Pla

y ar

ea, n

orth

of A

422

STR

745

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d pr

otec

ted

as c

omm

unity

w

oodl

and

and

ther

efor

e no

t sui

tabl

e or

ava

ilabl

e fo

r dev

elop

men

t .S

tratfo

rd-u

pon-

Avo

nS

outh

of T

rinity

Mea

d

STR

746

Am

enity

spa

ce w

ith n

o pr

ospe

ct o

f bei

ng re

leas

ed fo

r dev

elop

men

t and

the

site

is to

o sm

all f

or

the

stud

y th

resh

old.

Stra

tford

-upo

n-A

von

Site

nor

th o

f Kip

ling

Roa

d

STR

747

Am

enity

spa

ce w

ith n

o pr

ospe

ct o

f bei

ng re

leas

ed fo

r dev

elop

men

t.S

tratfo

rd-u

pon-

Avo

nS

ite a

t Brid

geto

wn

Roa

d

STR

748

Am

enity

spa

ce w

ith n

o pr

ospe

ct o

f bei

ng re

leas

ed fo

r dev

elop

men

t.S

tratfo

rd-u

pon-

Avo

nS

ite e

ast o

f Brid

geto

wn

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

749

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Am

enity

spa

ce e

ast o

f B

ridge

tow

n R

oad

STR

750

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. The

land

is P

ublic

Ope

n S

pace

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot

suita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Nor

th o

f Lox

ley

Roa

d

STR

753

The

site

is o

utsi

de th

e de

velo

pmen

t bou

ndar

y an

d to

tally

det

ache

d fro

m th

e bu

ilt u

p ar

ea o

f the

se

ttlem

ent,

and

with

in th

e flo

od p

lain

of t

he R

iver

Avo

n. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Eas

t of W

arw

ick

Roa

d

STR

754

The

site

is o

utsi

de th

e de

velo

pmen

t bou

ndar

y an

d to

tally

det

ache

d fro

m th

e bu

ilt u

p ar

ea o

f the

se

ttlem

ent,

and

with

in th

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772

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land

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773

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774

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779

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780

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781

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ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

eas

t of E

vesh

am P

lace

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

783

Cou

ncil

offic

es c

urre

ntly

in u

se a

nd n

ot a

vaila

ble

for r

esid

entia

l dev

elop

men

t.S

tratfo

rd-u

pon-

Avo

nC

ounc

il of

fices

, Chu

rch

Stre

et

STR

784

Reg

istry

offi

ce 'W

into

n H

ouse

' cur

rent

ly in

use

.S

tratfo

rd-u

pon-

Avo

nS

ite o

ff C

hurc

h S

trret

STR

789

The

site

rem

ains

in a

ctiv

e us

e as

a b

ank

and

ther

e is

no

pros

pect

of i

t com

ing

forw

ard

for

rede

velo

pmen

t at p

rese

nt.

Stra

tford

-upo

n-A

von

Site

nor

th o

f Woo

d S

treet

STR

790

The

site

is to

o sm

all.

Stra

tford

-upo

n-A

von

Site

off

Ely

Stre

et

STR

791

The

land

is P

OS

whi

ch is

not

sui

tabl

e fo

r dev

elop

men

t. Th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng

of th

e la

nd.

Stra

tford

-upo

n-A

von

Site

off

She

ep S

treet

STR

792

The

site

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is

no in

tent

ion

to d

ispo

se o

f the

land

Stra

tford

-upo

n-A

von

Site

sou

th o

f She

ep S

treet

STR

793

The

site

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is

no in

tent

ion

to d

ispo

se o

f the

land

Stra

tford

-upo

n-A

von

Site

sou

th o

f She

ep S

treet

STR

794

The

site

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e lo

cate

d in

a s

usta

inab

le lo

catio

n, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

Stra

tford

-upo

n-A

von

Site

nor

th o

f She

ep S

treet

STR

795

Car

par

k in

use

and

too

smal

l for

6+

dwel

lings

.S

tratfo

rd-u

pon-

Avo

nS

ite s

outh

of G

uild

Stre

et

STR

798

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

off

Blu

e C

ap R

oad

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

799

Cou

ncil

owne

d w

ildlif

e si

te, n

ot s

uita

ble

for d

evel

opm

ent

Stra

tford

-upo

n-A

von

Land

nor

th o

f War

wic

k R

oad

STR

800

Cou

ncil

owne

d Lo

cal W

ildlif

e S

ite, n

ot s

uita

ble

for d

evel

opm

ent

Stra

tford

-upo

n-A

von

Land

nor

th o

f War

wic

k R

oad

STR

801

Cou

ncil

owne

d w

ildlif

e si

te, n

ot s

uita

ble

for d

evel

opm

ent

Stra

tford

-upo

n-A

von

Land

eas

t of C

lopt

on H

ouse

Far

m

STR

802

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

nor

th o

f Woo

dlan

ds R

oad

STR

803

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

off

Just

ins

Ave

nue

STR

804

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

off

Hod

gson

Roa

d

STR

805

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

sou

th o

f Jus

tins

Ave

nue

STR

806

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

off

Jose

ph W

ay

STR

807

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent

Stra

tford

-upo

n-A

von

Land

off

St P

eter

's W

ay

STR

808

Stri

p of

road

ver

ge n

ot s

uita

ble

for d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Land

bes

ide

Bis

hopt

on L

ane

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

809

Gra

veya

rd n

ot c

onsi

dere

d su

itabl

e fo

r dev

elop

men

t.S

tratfo

rd-u

pon-

Avo

nLa

nd o

ff Th

e A

venu

e

STR

810

Em

ploy

men

t are

a cu

rrent

ly in

use

.S

tratfo

rd-u

pon-

Avo

nS

ite o

ff Ti

mot

hy's

Brid

ge R

oad

STR

811

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent

Stra

tford

-upo

n-A

von

Land

nor

th o

f San

dpip

er C

lose

STR

812

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent.

Stra

tford

-upo

n-A

von

Land

sou

th o

f San

dpip

er C

lose

STR

813

The

land

is C

ounc

il ow

ned

and

is in

act

ive

use

as e

mpl

oym

ent l

and.

The

re is

no

prop

spec

t of t

he

land

com

ing

forw

ard

for h

ousi

ng.

Stra

tford

-upo

n-A

von

Site

nor

th o

f Mas

ons

Roa

d

STR

814

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

nor

th o

f Dra

yton

Ave

nue

STR

815

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent

Stra

tford

-upo

n-A

von

Land

sou

th o

f Bro

adm

eado

w

Lane

STR

816

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent

Stra

tford

-upo

n-A

von

Land

sou

th o

f Bro

adm

eado

w

Lane

STR

817

The

land

is C

ounc

il ow

ned

and

prov

ides

an

impo

rtant

role

for t

he lo

cal c

omm

unity

. It m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d

Stra

tford

-upo

n-A

von

Site

nor

th o

f Dra

yton

Ave

nue

STR

818

The

land

is P

OS

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

sou

th o

f Dra

yton

Ave

nue

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

819

The

gara

ge c

ourt

is C

ounc

il ow

ned

and,

thou

gh it

may

be

acce

ptab

le in

prin

cipl

e fo

r re

deve

lopm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd a

nd if

it d

id c

ome

forw

ard

it is

unl

ikel

y to

yie

ld 6

or m

ore

dwel

lings

in a

n ac

cept

able

man

ner.

Stra

tford

-upo

n-A

von

Site

off

Bro

oksi

de R

oad

STR

820

The

land

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is

no in

tent

ion

to d

ispo

se o

f the

land

and

if it

did

com

e fo

rwar

d it

is u

nlik

ely

to y

ield

6 o

r mor

e dw

ellin

gs in

an

acce

ptab

le m

anne

r.

Stra

tford

-upo

n-A

von

Site

off

San

del C

lose

STR

821

The

site

had

a p

revi

ous

perm

issi

on fo

r em

ploy

men

t use

s fo

r exp

ansi

on o

f adj

acen

t occ

upie

r w

hich

was

not

impl

emen

ted.

The

re a

re n

o po

licy

cons

train

ts re

latin

g to

the

site

, how

ever

the

site

is

with

in a

Bro

ad L

ocat

ion

for r

esid

entia

l dev

elop

men

t and

cou

ld b

e su

itabl

e fo

r res

iden

tial

deve

lopm

ent w

ithin

a la

rger

mix

ed u

se d

evel

opm

ent.

The

sho

uld

be m

onito

red

with

in fu

ture

re

view

s of

the

SH

LAA

.

Stra

tford

-upo

n-A

von

Land

at t

he fo

rmer

foot

ball

club

, M

ason

s R

oad

STR

822

Em

ploy

men

t are

a un

avai

labl

e fo

r res

iden

tial d

evel

opm

ent

Stra

tford

-upo

n-A

von

Land

wes

t of W

este

rn R

oad

STR

823

The

gara

ge c

ourt

is C

ounc

il ow

ned

and

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

ndS

tratfo

rd-u

pon-

Avo

nLa

nd w

est o

f Chu

rch

Lane

STR

824

�The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. The

land

is p

ublic

ope

n sp

ace

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Cot

tage

Lan

e, S

hotte

ry

STR

825

�The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. The

land

is p

ublic

ope

n sp

ace,

whi

ch h

as h

igh

amen

ity v

alue

and

is n

ot s

uita

ble

for d

evel

opm

ent.

The

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

-upo

n-A

von

Land

off

Cot

tage

Lan

e

STR

826

The

land

is in

act

ive

empl

oym

ent u

se in

a lo

catio

n un

suita

ble

for h

ousi

ng. A

lso

the

Cou

ncil

has

no

inte

ntio

n of

dis

posi

ng o

f the

land

.S

tratfo

rd-u

pon-

Avo

nS

ite o

ff A

venu

e Fa

rm

STR

827

A re

cent

app

licat

ion

gain

ed p

lann

ing

perm

issi

on fo

r 29

units

in M

arch

201

2, th

eref

ore

deal

t with

el

sew

here

in th

e st

udy.

Stra

tford

-upo

n-A

von

Ban

bury

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STR

828

The

site

was

sub

ject

of a

pla

nnin

g ap

plic

atio

n fo

r a c

are

hom

e, w

hich

wou

ld n

ot c

onsi

tute

"h

ousi

ng" a

nd th

eref

ore

cann

ot b

e co

unte

d to

war

ds th

e pr

ovis

ion

of d

wel

lings

with

in th

e S

HLA

A.

Stra

tford

-upo

n-A

von

Man

or R

oad

STR

829

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n. T

he L

ands

cape

Sen

sitiv

ity S

tudy

co

nclu

des

that

the

site

has

a h

igh/

med

ium

land

scap

e se

nsiti

vity

to h

ousi

ng d

evel

opm

ent.

Ther

efor

e it

is n

ot c

onsi

dere

d su

itabl

e fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Sou

th o

f Alc

este

r Roa

d

STR

901

The

site

is to

o sm

all.

Stra

tford

-Upo

n-A

von

221

Ban

bury

Roa

d

STR

903

The

site

is o

utsi

de, a

nd n

ot a

djac

ent,

the

deve

lopm

ent b

ound

ary

for t

he to

wn.

The

Lan

dsca

pe

Sen

sitiv

ity S

tudy

wis

hes

to k

eep

a gr

een

buffe

r bet

wee

n th

e by

pass

and

set

tlem

ent e

dge.

V

ehic

ular

acc

ess

to th

e la

nd is

not

con

side

red

viab

le g

iven

the

prox

imity

to th

e m

ajor

hig

hway

ju

nctio

n. T

he s

ite is

with

in th

e G

reen

Bel

t.

Stra

tford

-Upo

n-A

von

Land

at B

isho

pton

Birm

ingh

am

Roa

d

STR

904

Hal

f the

site

has

rece

ntly

gai

ned

perm

issi

on fo

r a d

enta

l sur

gery

. Th

e re

mai

nder

of t

he s

ite

gain

ed p

lann

ing

perm

issi

on fo

r 2 d

wel

lings

whi

ch is

bel

ow th

e st

udy

thre

shol

d.S

tratfo

rd-U

pon-

Avo

nA

intre

e R

oad

STR

-CO

M1

Has

pla

nnin

g pe

rmis

sion

for a

ste

am c

entre

.S

tratfo

rd-u

pon-

Avo

nLa

nd w

est o

f Wes

tern

Roa

d

SU

A.L

In e

mpl

oym

ent u

se (r

etai

l).S

tratfo

rd-u

pon-

Avo

nS

ite n

orth

of B

irmin

gham

Roa

d

SU

A.P

Site

is in

act

ive

empl

oym

ent u

se a

nd h

as n

ot b

een

prom

oted

for d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Site

sou

th o

f Gui

ld S

treet

UC

S/S

ITE

/STR

003

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

re th

ere

may

be

som

e po

tent

ial f

or in

fillin

g bu

t the

land

is n

ot b

eing

pro

mot

ed b

y la

nd o

wne

rs o

r dev

elop

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The

refo

re th

ere

is n

o pr

ospe

ct

of th

e si

te c

omin

g fo

rwar

d

Stra

tford

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n-A

von

Gar

dens

etc

r/o

Nor

th S

ide,

E

vesh

am R

oad

UC

S/S

ITE

/STR

004

The

site

is c

urre

ntly

use

d as

a p

ublic

car

par

k an

d no

t ava

ilabl

e fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

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n-A

von

Pub

lic C

ar P

ark

& P

art o

f H

ospi

tal

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/STR

005

Info

rmat

ion

gath

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for t

he p

urpo

ses

of th

is s

tudy

sug

gest

s th

at th

ere

is n

o co

nfid

ence

in th

e si

te

bein

g av

aila

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and

com

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forw

ard

for d

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beca

use

the

site

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mul

tiple

ow

ners

hip

and

is n

ot c

urre

ntly

bei

ng p

rom

oted

for r

esid

entia

l dev

elop

men

t. T

his

avai

labi

lity

posi

tion

of th

e si

te s

houl

d be

mon

itore

d an

nual

ly.

Stra

tford

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n-A

von

Gar

dens

etc

r/o

Wes

t, S

hips

ton

Roa

d

UC

S/S

ITE

/STR

007

See

STR

827

Stra

tford

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n-A

von

Site

of 1

97-2

03 B

anbu

ry R

oad

UC

S/S

ITE

/STR

008

The

site

is in

mul

tiple

ow

ners

hip

and

not c

urre

ntly

pro

mot

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r dev

elop

men

t and

ther

efor

e ca

nnot

be

relie

d up

on w

ith re

gard

to d

eliv

ery

of h

ousi

ng.

Stra

tford

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n-A

von

Ard

en M

otor

s / E

lta H

ouse

/ M

otor

wor

ld /

ATS

UC

S/S

ITE

/STR

009

Offi

ces

curr

ently

in u

se.

The

site

is s

uita

ble

for r

esid

entia

l dev

elop

men

t but

is c

urre

ntly

not

av

aila

ble.

T

he s

ite s

houl

d be

ass

esse

d w

ithin

futu

re S

HLA

A re

view

s.S

tratfo

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nW

arw

ick

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se, B

irmin

gham

R

oad

/ Clo

pton

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d

UC

S/S

ITE

/STR

010

The

site

is n

ot b

eing

pro

mot

ed fo

r res

iden

tial d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Ken

dall's

War

ehou

se,

Birm

ingh

am R

oad

UC

S/S

ITE

/STR

011

The

site

is c

urre

ntly

in e

mpl

oym

ent u

se a

nd n

ot a

vaila

ble

for r

esid

entia

l dev

elop

men

t.S

tratfo

rd-u

pon-

Avo

nM

oT C

entre

/ To

ol H

ire,

Birm

ingh

am R

oad

UC

S/S

ITE

/STR

012

The

allo

tmen

ts a

re in

act

ive

use

and

the

coun

cil h

as n

o in

tent

ion

of d

ispo

sing

of t

he la

nd.

Stra

tford

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n-A

von

r/o J

ustin

s A

venu

e

UC

S/S

ITE

/STR

013

Thou

gh th

e si

te is

allo

cate

d fo

r dev

elop

men

t the

re h

as b

een

no p

rom

otio

n of

the

site

for

deve

lopm

ent a

nd th

eref

ore

it ca

nnot

be

relie

d up

on a

s a

site

for d

evel

opm

ent w

ithin

the

SH

LAA

.S

tratfo

rd-u

pon-

Avo

nB

isho

pton

Lan

e

UC

S/S

ITE

/STR

014

The

north

of s

ite is

reje

cted

as

it ha

s al

read

y be

en d

evel

oped

for 3

hou

ses

in 2

003.

The

sou

th

part

of th

e si

te is

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent,

but i

s cu

rrent

ly n

ot b

eing

pro

mot

ed a

nd

ther

efor

e no

t ava

ilabl

e. T

he s

ite s

houl

d be

reas

sess

ed in

futu

re re

view

s of

the

SH

LAA

.

Stra

tford

-upo

n-A

von

The

Will

ows

/ Sho

ttery

Roa

d

UC

S/S

ITE

/STR

015

The

gara

ge c

ourt

is C

ounc

il ow

ned

and

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

ndS

tratfo

rd-u

pon-

Avo

nr/o

Gro

ve R

oad

/ Alb

any

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/STR

016

Site

has

rece

ntly

bee

n re

deve

loep

d to

car

par

king

and

ther

efor

e th

e si

te is

not

cur

rent

ly a

vaila

ble

for h

ousi

ng d

evel

opm

ent.

Stra

tford

-upo

n-A

von

Gro

ve R

oad

(eas

t sid

e)

UC

S/S

ITE

/STR

017

The

site

, tho

ugh

pote

ntia

lly s

uita

ble

for h

ousi

ng d

evel

opm

ent i

n pr

inci

ple,

is n

ot c

urre

ntly

ava

ilabl

e fo

r red

evel

opm

ent a

nd th

ere

is th

eref

ore

no p

rosp

ect o

f the

site

com

ing

forw

ard.

Stra

tford

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n-A

von

Gre

enhi

ll S

treet

(sou

th s

ide)

UC

S/S

ITE

/STR

019

The

car p

ark

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Stra

tford

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n-A

von

Car

Par

k, C

hurc

h S

treet

UC

S/S

ITE

/STR

021

The

site

may

be

suita

ble

in p

rinci

ple

for h

ousi

ng. H

owev

er, t

here

is n

o in

tent

ion

on b

ehal

f of t

he

land

ow

ner t

o re

deve

lop

the

site

and

ther

efor

e it

cann

ot b

e re

lied

upon

as

part

of th

e S

HLA

AS

tratfo

rd-u

pon-

Avo

nT

A C

entre

, New

Bro

ad S

treet

UC

S/S

ITE

/STR

022

The

site

is s

uita

ble

for r

esid

entia

l dev

elop

men

t and

is s

ituat

ed w

ithin

a m

ainl

y re

side

ntia

l are

a.

The

surr

ound

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hous

es a

re 2

sto

rey

terra

ced

and

lies

with

in a

Con

serv

atio

n A

rea.

Any

futu

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resi

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ial d

evel

opm

ent s

houl

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spec

t the

cha

ract

er a

nd d

ensi

ty w

ithin

the

area

. Th

e si

te is

un

likel

y to

com

e fo

rwar

d in

the

shor

t ter

m d

ue to

cur

rent

em

ploy

men

t use

and

inte

ntio

ns o

f cu

rrent

land

owne

r but

may

bec

ome

avai

labl

e in

the

long

er te

rm.

Stra

tford

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n-A

von

Clif

ford

& S

ons,

San

ctus

Stre

et /

San

ctus

Driv

e

UC

S/S

ITE

/STR

023

The

site

is s

uita

ble

for r

esid

entia

l dev

elop

men

t but

is c

urre

ntly

not

ava

ilabl

e.

The

site

sho

uld

be

asse

ssed

with

in fu

ture

SH

LAA

revi

ews.

Stra

tford

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n-A

von

Gui

ld S

treet

/ W

arw

ick

Roa

d

UC

S/S

ITE

/STR

024

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

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ere

may

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som

e po

tent

ial f

or in

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t the

land

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ot b

eing

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mot

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nd o

wne

rs o

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refo

re th

ere

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ospe

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omin

g fo

rwar

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Stra

tford

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n-A

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War

wic

k C

resc

ent

UC

S/S

ITE

/STR

025

The

site

is s

uita

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for r

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elop

men

t but

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urre

ntly

not

ava

ilabl

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he s

ite is

of

arch

aeol

ogic

al im

porta

nce.

The

site

sho

uld

be a

sses

sed

with

in fu

ture

SH

LAA

revi

ews.

Stra

tford

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n-A

von

Loxl

ey R

oad

(sou

th s

ide)

UC

S/S

ITE

/STR

026

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

re th

ere

may

be

som

e po

tent

ial f

or in

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land

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ot b

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mot

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wne

rs o

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elop

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The

refo

re th

ere

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ospe

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te c

omin

g fo

rwar

d

Stra

tford

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n-A

von

Tidd

ingt

on R

oad

/ Lox

ley

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STU

D10

1aTh

e ar

ea c

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st to

the

Stu

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ndar

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with

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3.

As

set o

ut in

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iona

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ar

eas

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sk o

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ould

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avoi

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are

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hest

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k. P

art o

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site

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ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

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uita

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mai

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site

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stud

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ttlem

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oorly

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late

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litie

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nd is

ther

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t in

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dley

Land

sou

th o

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ingh

am R

oad

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D10

1b�Th

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ite is

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adj

acen

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udy

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emen

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nd is

ther

efor

e no

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catio

n fo

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sing

dev

elop

men

t.S

tudl

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nd n

orth

eas

t of S

tudl

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D10

1c�Th

e si

te is

with

in th

e G

reen

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t and

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

w

ith a

land

scap

e se

nsiti

vity

of h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial

deve

lopm

ent.

Stu

dley

Land

aro

und

Stu

dley

STU

D10

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e si

te is

with

in th

e G

reen

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bee

n id

entif

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ndsc

ape

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sitiv

ity S

tudy

w

ith a

land

scap

e se

nsiti

vity

of m

ediu

m/h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial

deve

lopm

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dley

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aro

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dley

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4�Th

is s

ite is

not

adj

acen

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emen

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poo

rly re

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nd is

ther

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t in

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nabl

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catio

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dev

elop

men

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tudl

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e

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5Th

e si

te w

as id

entif

ied

with

in a

Bro

ad L

ocat

ion

with

in th

e pr

evio

us S

HLA

A.

How

ever

, the

site

is

with

in th

e G

reen

Bel

t and

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

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sitiv

ity S

tudy

with

a

land

scap

e se

nsiti

vity

of m

ediu

m/h

igh,

and

ther

efor

e is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Stu

dley

Spe

rnal

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STU

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6Th

e si

te h

as b

een

iden

tifie

d w

ithin

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Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

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e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

tudl

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rom

sgro

ve R

oad

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D70

2Th

e La

ndsc

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Sen

sitiv

ity S

tudy

sta

tes

that

the

area

act

s as

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reen

buf

fer b

etw

een

the

settl

emen

t and

the

outs

kirts

of R

eddi

tch.

Pie

cem

eal,

cum

ulat

ive

hous

ing

deve

lopm

ent w

ould

cl

ose

the

gap

betw

een

settl

emen

ts a

nd w

ould

not

be

desi

rabl

e.

Stu

dley

Pop

lars

Est

ate

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reen

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e Fa

rm, R

eddi

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3�Th

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te h

as b

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iden

tifie

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ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

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e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

tudl

eyB

ricky

ard

Lane

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STU

D70

4�Th

e si

te is

an

Ald

i sto

re a

nd n

ot a

vaila

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for f

urth

er re

side

ntia

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men

t.S

tudl

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te o

n B

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ndsc

ape

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sitiv

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tudy

sta

tes

the

site

act

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fer b

etw

een

the

settl

emen

t an

d th

e ou

tski

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iece

mea

l, cu

mul

ativ

e ho

usin

g de

velo

pmen

t wou

ld c

lose

the

gap

betw

een

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emen

ts a

nd w

ould

not

be

desi

rabl

e.

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dley

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en L

ane

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6O

pen

spac

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cou

ncil

owne

d an

d th

ere

is n

o in

tent

ion

to d

ispo

se o

f lan

d. T

he la

nd w

ould

not

be

suita

ble

for d

evel

opm

ent e

ven

if it

wer

e av

aila

ble.

Stu

dley

Abb

eyfie

lds

STU

D70

7Th

e si

te is

iden

tifie

d in

the

2008

SH

LAA

as

part

of a

Bro

ad L

ocat

ion

for r

esid

entia

l dev

elop

men

t.

The

site

is C

ounc

il ow

ned

and

curre

ntly

not

bei

ng p

rom

oted

for r

esid

entia

l dev

elop

men

t and

th

eref

ore

not c

urre

ntly

dev

elop

able

. It

is lo

cate

d w

ithin

the

Gre

en B

elt a

nd th

e st

rate

gic

gap

betw

een

Stu

dley

and

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ditc

h. T

he s

ite is

als

o w

ithin

a L

ocal

Wild

life

Site

.

Stu

dley

Land

nor

th o

f Stu

dley

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8Th

e si

te is

iden

tifie

d in

the

2008

SH

LAA

as

part

of a

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ad L

ocat

ion

for r

esid

entia

l de

velo

pmen

t.

The

site

is C

ounc

il ow

ned

and

curr

ently

not

bei

ng p

rom

oted

for r

esid

entia

l de

velo

pmen

t. It

is a

lso

loca

ted

with

in th

e G

reen

Bel

t and

the

stra

tegi

c ga

p be

twee

n S

tudl

ey a

nd

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dley

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off

Bric

kyar

d La

ne

STU

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9Th

e ca

r par

k is

Cou

ncil

owne

d an

d th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is

no p

rosp

ect o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

If th

e si

te w

ere

avai

labl

e it

is s

till u

nlik

ely

that

dev

elop

men

t wou

ld b

e su

itabl

e on

the

site

.

Stu

dley

Site

sou

th o

f Sta

tion

Roa

d

STU

D71

0Th

e ga

rage

s ar

e C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

If th

e si

te w

ere

to c

ome

forw

ard

it is

unl

ikel

y to

yie

ld 6

or m

ore

dwel

lings

.

Stu

dley

Site

sou

th o

f Stu

dley

Hig

h S

choo

l

STU

D71

1Th

e le

isur

e ce

ntre

is n

ot a

vaila

ble

for d

evel

opm

ent a

nd it

's lo

ss w

ould

not

be

acce

ptab

le.

Stu

dley

Site

sou

th o

f Poo

l Roa

d

STU

D71

2Th

e ca

r par

k is

Cou

ncil

owne

d an

d, th

ough

may

be

acce

ptab

le in

prin

cipl

e fo

r red

evel

opm

ent,

ther

e is

no

inte

ntio

n to

dis

pose

of t

he la

nd. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Stu

dley

Land

nor

th o

f Atc

heso

n C

lose

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

STU

D71

3Th

is s

ite is

cov

ered

by

site

STU

D90

5.S

tudl

eyR

eddi

tch

Roa

d

STU

D71

4P

revi

ous

refu

sal o

f pla

nnin

g pe

rmis

sion

for h

ousi

ng a

nd im

pact

on

char

acte

r of l

ocal

ity.

No

acce

ss a

nd n

ot c

urre

ntly

ava

ilabl

e.S

tudl

eyLa

nd b

etw

een

Ham

ilton

Driv

e an

d Th

e G

rove

STU

D90

1Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.S

tudl

eyLa

nd o

ff B

rom

sgro

ve R

oad

STU

D90

2A

lthou

gh th

e si

te w

as id

entif

ied

as a

Bro

ad L

ocat

ion

in th

e pr

evio

us S

HLA

A, t

he s

ubse

quen

t La

ndsc

ape

Sen

sitiv

ity S

tudy

has

bee

n id

entif

ied

with

in th

e si

te a

s an

are

a w

ithin

a la

ndsc

ape

sens

itivi

ty o

f med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stu

dley

Land

off

Bro

msg

rove

Roa

d

STU

D90

3M

ore

than

hal

f the

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

as

unsu

itabl

e.

The

rem

aind

er o

f the

site

is to

o sm

all f

or th

e st

udy

thre

shol

d. T

he n

orth

eas

t bor

der i

s af

fect

ed b

y flo

odin

g. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is w

ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

not s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stu

dley

Birm

ingh

am R

oad

STU

D90

5P

art o

f the

site

nee

ds to

be

reta

ined

for e

mpl

oym

ent p

urpo

ses.

The

gre

enfie

ld p

art o

f the

site

is

not c

onsi

dere

d su

itabl

e fo

r res

iden

tial d

evel

opm

ent b

ecau

se it

is c

over

ed b

y a

Loca

l Wild

life

Site

.S

tudl

eyA

rrow

s W

orks

, Birm

ingh

am R

oad

STU

D90

6�P

art o

f the

site

was

iden

tifie

d as

a B

road

Loc

atio

n in

the

prev

ious

SH

LAA

. H

owev

er, t

he s

ite h

as

been

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy w

ith a

land

scap

e se

nsiti

vity

of

med

ium

/hig

h, a

nd th

eref

ore

the

site

is n

ot s

uita

ble

for r

esid

entia

l dev

elop

men

t. Th

e si

te is

als

o w

ithin

a L

ocal

Wild

life

Site

.

Stu

dley

Land

off

Red

ditc

h R

oad

UC

S/S

ITE

/STU

D00

1S

ite is

cur

rent

ly in

em

ploy

men

t use

and

is n

ot p

rom

oted

for d

evel

opm

ent.

Stu

dley

Blic

ks, B

rom

sgro

ve R

oad

UC

S/S

ITE

/STU

D00

2C

ar p

ark

and

gard

en o

f pub

whi

ch a

re in

use

and

not

pro

mot

ed fo

r dev

elop

men

t.S

tudl

eyTh

e R

oyal

Oak

, Alc

este

r Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/STU

D00

4Th

e si

te is

em

ploy

men

t lan

d ou

tsid

e th

e se

ttlem

ent a

nd d

etac

hed

from

the

built

up

area

. It

was

no

t ide

ntifi

ed a

s a

SH

LAA

Bro

ad L

ocat

ion

and

ther

efor

e un

suita

ble

for r

esid

entia

l dev

elop

men

t.S

tudl

eyIn

dust

rial s

ite, G

reen

La

ne/B

rom

sgro

ve R

oad

UC

S/S

ITE

/STU

D00

5G

arde

ns a

re in

mul

tiple

ow

ners

hip

and

not c

urre

ntly

ava

ilabl

e. G

arag

e si

te is

cov

ered

by

STU

D70

4. L

and

outs

ide

the

deve

lopm

ent b

ound

ary

is p

artly

with

in th

e flo

odzo

ne a

nd is

poo

rly

rela

ted

to th

e re

mai

ning

par

t of t

he s

ettle

men

t. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of

flood

ing

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

Par

t of t

he

site

is w

ithin

a h

igh

risk

flood

are

a an

d th

eref

ore

not s

uita

ble

for r

esid

entia

l dev

elop

men

t.

Stu

dley

Gar

age

and

land

at B

irmin

gham

R

oad

TAN

102

The

Pan

el c

oncl

uded

that

this

site

was

too

rem

ote

from

the

built

up

area

of t

he v

illag

e an

d re

side

ntia

l dev

elop

men

t in

this

loca

tion

wou

ld n

ot in

tegr

ate

wel

l with

the

exis

ting

villa

ge.

Tanw

orth

in A

rden

Can

k Fa

rm, W

ell L

ane

TEM

101

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tem

ple

Gra

fton

Four

Win

ds

TEM

102

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tem

ple

Gra

fton

Chu

rch

Farm

TEM

P10

1Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.Te

mpl

e H

erde

wyk

eLa

nd a

t Tem

ple

Her

dew

yke

TID

101

�This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tidd

ingt

onLa

nd n

orth

of P

imlic

o La

ne

TID

D70

5Th

e si

te h

as b

een

iden

tifie

d w

ithin

the

Land

scap

e S

ensi

tivity

Stu

dy a

s un

suita

ble

for r

esid

entia

l de

velo

pmen

t due

to u

nacc

epta

ble

impa

ct o

n th

e la

ndsc

ape

char

acte

r of t

he a

rea.

Tidd

ingt

onK

nigh

ts L

ane

TYS

101

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f hi

gh/m

ediu

m, a

nd is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Tyso

eLa

nd o

ff M

ain

Stre

et

TYS

105

The

site

is to

o sm

all f

or 6

+ dw

ellin

gs.

Tyso

eLa

nd a

djac

ent t

o H

ome

Farm

B

arns

, San

dpits

Lan

e

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

TYS

106a

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tyso

eLa

nd n

orth

of t

he A

422

TYS

106b

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tyso

eLa

nd e

ast o

f Tys

oe R

oad

TYS

106c

�This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Tyso

eLa

nd e

ast o

f Low

er T

ysoe

UP

Q10

1Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.U

pper

Qui

nton

Land

off

Tayl

ors

Lane

WA

R10

1Th

is s

ite is

not

adj

acen

t to

a st

udy

settl

emen

t, is

poo

rly re

late

d to

faci

litie

s, a

nd is

ther

efor

e no

t in

a su

stai

nabl

e lo

catio

n fo

r hou

sing

dev

elop

men

t.W

arm

ingt

onLa

nd o

ff B

anbu

ry R

oad

WE

L102

Hun

t Hal

l Lan

e is

a p

rivat

e ro

ad c

urre

ntly

ser

ving

som

e ag

ricul

tura

l bui

ldin

gs a

nd li

mite

d re

side

ntia

l dw

ellin

gs. D

ue to

the

clos

e pr

oxim

ity to

the

adja

cent

acc

ess/

priv

ate

deve

lopm

ent,

inte

nsifi

catio

n of

the

Hun

t Hal

l Lan

e ac

cess

is c

onsi

dere

d to

be

unde

sira

ble

as it

will

cre

ate

conf

lictin

g ve

hicl

e m

ovem

ents

in e

xtre

mel

y cl

ose

prox

imity

of o

ne a

noth

er.

Wel

ford

on

Avo

nLa

nd S

outh

of B

arto

n R

oad

UC

S/S

ITE

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L001

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

re th

ere

may

be

som

e po

tent

ial f

or in

fillin

g bu

t the

land

is n

ot b

eing

pro

mot

ed b

y la

nd o

wne

rs o

r dev

elop

ers.

The

refo

re th

ere

is n

o pr

ospe

ct

of th

e si

te c

omin

g fo

rwar

d

Wel

lesb

ourn

e22

-36

(eve

ns) N

ewbo

ld R

oad

UC

S/S

ITE

/WE

L002

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

re th

ere

may

be

som

e po

tent

ial f

or in

fillin

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t the

land

is n

ot b

eing

pro

mot

ed b

y la

nd o

wne

rs o

r dev

elop

ers.

The

refo

re th

ere

is n

o pr

ospe

ct

of th

e si

te c

omin

g fo

rwar

d

Wel

lesb

ourn

e26

-32

(eve

ns) W

arw

ick

Roa

d

UC

S/S

ITE

/WE

L003

The

site

is m

ade

up o

f a n

umbe

r of b

ack

gard

ens

whe

re th

ere

may

be

som

e po

tent

ial f

or in

fillin

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t the

land

is n

ot b

eing

pro

mot

ed b

y la

nd o

wne

rs o

r dev

elop

ers.

The

refo

re th

ere

is n

o pr

ospe

ct

of th

e si

te c

omin

g fo

rwar

d an

d if

ther

e w

ere

to b

e de

velo

pmen

t it i

s un

likel

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yie

ld 6

or m

ore

dwel

lings

.

Wel

lesb

ourn

e22

-24

(eve

ns) W

arw

ick

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

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ecte

d S

ites

UC

S/S

ITE

/WE

L004

Thou

gh s

ite m

ay b

e ac

cept

able

in p

rinci

ple

for d

evel

opm

ent i

t is

know

n no

t to

be a

vaila

ble.

Wel

lesb

ourn

e31

-37

(odd

s) &

29

(rear

gar

den

only

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wic

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oad

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The

site

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umbe

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tent

ial f

or in

fillin

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t the

land

is n

ot b

eing

pro

mot

ed b

y la

nd o

wne

rs o

r dev

elop

ers.

The

refo

re th

ere

is n

o pr

ospe

ct

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e si

te c

omin

g fo

rwar

d

Wel

lesb

ourn

e9-

27 W

arw

ick

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d

UC

S/S

ITE

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L007

The

gara

ge c

ourt

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ounc

il ow

ned

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thou

gh m

ay b

e ac

cept

able

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rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

and

any

rede

velo

pmen

t is

unlik

ely

to y

ield

6 o

r mor

e dw

ellin

gs.

Wel

lesb

ourn

eN

ewbo

ld P

lace

UC

S/S

ITE

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L008

The

gara

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ourt

is C

ounc

il ow

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and,

thou

gh m

ay b

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cept

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for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

and

if th

ere

wer

e, it

is u

nlik

ey to

yie

ld 6

or m

ore

dwel

lings

.

Wel

lesb

ourn

eH

astin

gs R

oad

UC

S/S

ITE

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L009

The

site

is n

ot s

uita

ble

for d

evel

opm

ent a

nd th

e C

ounc

il ha

s no

inte

ntio

n of

dis

posi

ng o

f site

for

deve

lopm

ent

Wel

lesb

ourn

eW

illow

Driv

e

UC

S/S

ITE

/WE

L011

The

site

is th

ough

t to

be in

a s

ingl

e ow

ners

hip.

How

ever

, it h

as n

ot b

een

prom

oted

for

deve

lopm

ent a

nd th

eref

ore

it ca

nnot

be

relie

d up

on to

pro

vide

hou

sing

as

part

of th

e S

HLA

A.

If pr

opos

als

did

com

e fo

rwar

d it

is u

nlik

ely

that

a s

chem

e fo

r 6 o

r mor

e dw

ellin

gs w

ould

be

acce

ptab

le.

Wel

lesb

ourn

eR

oddi

s C

roft,

Cha

pel S

treet

UC

S/S

ITE

/WE

L012

The

site

is th

ough

t to

be in

a s

ingl

e ow

ners

hip.

How

ever

, it h

as n

ot b

een

prom

oted

for

deve

lopm

ent a

nd th

eref

ore

it ca

nnot

be

relie

d up

on to

pro

vide

hou

sing

as

part

of th

e S

HLA

A.

Wel

lesb

ourn

eG

arde

n Te

rrace

& C

hest

nut

Squ

are

UC

S/S

ITE

/WE

L013

The

site

has

not

bee

n pr

omot

ed fo

r dev

elop

men

t and

ther

efor

e ca

nnot

be

relie

d up

on a

s pa

rt of

th

e S

HLA

A. I

f the

Cou

nty

Cou

ncil

wer

e to

relo

cate

the

faci

lity

the

site

may

be

suita

ble

for h

ousi

ng

in p

rinci

ple.

Wel

lesb

ourn

eH

ighw

ay D

epot

& H

ouse

hold

W

aste

Site

, Lox

ley

Roa

d

UC

S/S

ITE

/WE

L014

The

car p

ark

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

and

dev

elop

men

t is

unlik

ely

to y

ield

6 o

r mor

e dw

ellin

gs.

Wel

lesb

ourn

eS

t Pet

ers

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/WE

L015

The

car p

ark

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Wel

lesb

ourn

eLo

xley

Clo

se

UC

S/S

ITE

/WE

L016

The

gara

ge c

ourt

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Wel

lesb

ourn

eE

lliot

Driv

e

UC

S/S

ITE

/WE

L017

The

gara

ge c

ourt

is C

ounc

il ow

ned,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Wel

lesb

ourn

eG

ranv

ille

Roa

d

UC

S/S

ITE

/WE

L018

The

gara

ge c

ourt

is C

ounc

il ow

ned,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent.

Wel

lesb

ourn

eE

lliot

Driv

e

UC

S/S

ITE

/WE

L019

The

gara

ge c

ourt

is C

ounc

il ow

ned,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

and

any

dev

elop

men

t is

unlik

ely

to y

ield

6 o

r mor

e dw

ellin

gs. T

here

fore

ther

e is

no

pros

pect

of t

he s

ite c

omin

g fo

rwar

d fo

r dev

elop

men

t.

Wel

lesb

ourn

eLo

xley

Clo

se

UC

S/S

ITE

/WE

L020

Par

t of t

he s

ite g

aine

d pl

anni

ng p

erm

issi

on a

fter t

he b

ase

date

for 1

dw

ellin

gs.

The

rem

aind

er o

f th

e si

te is

not

cur

rent

ly b

eing

pro

mot

ed fo

r res

iden

tial.

Wel

lesb

ourn

e9

Kin

eton

Roa

d

UC

S/S

ITE

/WE

L021

Site

is to

o sm

all f

or 6

+ dw

ellin

gs.

Wel

lesb

ourn

e13

-15

Kin

eton

Roa

d

UC

S/S

ITE

/WE

L022

The

gara

ge c

ourt

is C

ounc

il ow

ned

and,

thou

gh m

ay b

e ac

cept

able

in p

rinci

ple

for r

edev

elop

men

t, th

ere

is n

o in

tent

ion

to d

ispo

se o

f the

land

. The

refo

re th

ere

is n

o pr

ospe

ct o

f the

site

com

ing

forw

ard

for d

evel

opm

ent

Wel

lesb

ourn

eC

hape

l Stre

et

UC

S/S

ITE

/WE

L023

Too

smal

l for

6+

dwel

lings

.W

elle

sbou

rne

10 C

hurc

h S

treet

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

UC

S/S

ITE

/WE

L024

Too

smal

l for

6+

dwel

lings

.W

elle

sbou

rne

2 C

hurc

h S

treet

UC

S/S

ITE

/WE

L025

The

site

is th

ough

t to

be in

a s

ingl

e ow

ners

hip.

How

ever

, it h

as n

ot b

een

prom

oted

for

deve

lopm

ent a

nd th

eref

ore

it ca

nnot

be

relie

d up

on to

pro

vide

hou

sing

as

part

of th

e S

HLA

A.

If it

wer

e to

be

prom

oted

it is

unl

ikel

y th

at it

will

yie

ld 6

or m

ore

dwel

lings

in a

n ac

cept

able

man

ner.

Wel

lesb

ourn

eD

oveh

ouse

Far

mho

use,

Fa

rring

ton

Clo

se

WE

L701

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. La

nd is

sub

ject

to fl

oodi

ng a

nd p

rovi

des

publ

ic o

pen

spac

e. A

s se

t out

in

natio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om

area

s at

hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r re

side

ntia

l dev

elop

men

t.

Wel

lesb

ourn

eLa

nd a

djac

ent t

o R

iver

Den

e

WE

L702

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. La

nd is

sub

ject

to fl

oodi

ng a

nd p

rovi

des

publ

ic o

pen

spac

e. A

s se

t out

in

natio

nal p

olic

y, a

reas

at r

isk

of fl

oodi

ng s

houl

d be

avo

ided

by

dire

ctin

g de

velo

pmen

t aw

ay fr

om

area

s at

hig

hest

risk

. Th

e si

te is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r re

side

ntia

l dev

elop

men

t.

Wel

lesb

ourn

eS

tratfo

rd R

oad

WE

L703

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

prev

ious

SH

LAA

. L

and

adja

cent

to th

e se

ttlem

ent b

ound

ary

is s

ubje

ct to

floo

ding

and

th

eref

ore

is n

ot c

onsi

dere

d de

velo

pabl

e.

Wel

lesb

ourn

eLa

nd o

ff O

ld W

arw

ick

Roa

d

WE

L704

Site

is o

nly

likel

y to

be

acce

ptab

le fo

r a s

ingl

e dw

ellin

gW

elle

sbou

rne

Brid

ge S

treet

WE

L705

�The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

not

with

in a

Bro

ad L

ocat

ion

in

the

2008

SH

LAA

. La

nd is

sub

ject

to fl

oodi

ng. A

s se

t out

in n

atio

nal p

olic

y, a

reas

at r

isk

of

flood

ing

shou

ld b

e av

oide

d by

dire

ctin

g de

velo

pmen

t aw

ay fr

om a

reas

at h

ighe

st ri

sk.

The

site

is

with

in a

hig

h ris

k flo

od a

rea

and

ther

efor

e no

t sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Wel

lesb

ourn

eLa

nd a

t Mou

ntfo

rd C

lose

WE

L707

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f m

ediu

m/h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Wel

lesb

ourn

eC

harle

cote

Roa

d

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

WE

L708

The

site

is o

utsi

de o

f the

dev

elop

men

t bou

ndar

y fo

r the

tow

n an

d is

cur

rent

ly o

ccup

ied

by

allo

tmen

ts w

hich

rem

ain

activ

e. T

he s

ite th

eref

ore

cann

ot b

e co

nsid

ered

sui

tabl

e fo

r dev

elop

men

t w

ithin

the

cont

ext o

f the

ado

pted

Dev

elop

men

t Pla

n. T

here

are

how

ever

no

phys

ical

con

stra

ints

to

deve

lopm

ent a

nd th

e si

te c

ould

form

an

exte

nsio

n of

the

exis

ting

built

up

area

. Sui

tabl

e re

prov

isio

n of

the

allo

tmen

ts w

ould

be

requ

ired

to b

e fo

und

but i

f thi

s w

ere

poss

ible

the

site

cou

ld

yiel

d a

tota

l of 8

0 un

its a

t a d

ensi

ty o

f 30d

ph fo

r the

who

le s

ite.

Wel

lesb

ourn

eK

inet

on R

oad

allo

tmen

ts

WE

L710

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f m

ediu

m/h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

Wel

lesb

ourn

eD

oveh

ouse

Fie

lds,

sou

th

Wel

lesb

ourn

e, E

tting

ton

Rd

WE

L711

The

site

is b

eing

pro

mot

ed fo

r 2 s

hops

and

3 fl

ats,

ther

efor

e th

e si

te is

too

smal

l for

the

stud

y th

resh

old.

Wel

lesb

ourn

eB

ridge

Stre

et /

Sch

ool R

oad

WE

L712

The

land

is n

ot s

uita

ble

for d

evle

opm

ent a

s it

is w

ell u

sed

amen

ity s

pace

. Als

o th

e C

ounc

il ha

s no

in

tent

ion

of d

ispo

sing

of t

he la

nd.

Wel

lesb

ourn

eLa

nd e

ast o

f Lox

ley

Roa

d

WE

L713

The

open

spa

ce is

not

sui

tabl

e fo

r dev

elop

men

t and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of

site

for d

evel

opm

ent

Wel

lesb

ourn

eS

ite o

ff S

unde

rland

Pla

ce

WE

L714

The

open

spa

ce is

not

sui

tabl

e fo

r dev

elop

men

t and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of

site

for d

evel

opm

ent

Wel

lesb

ourn

eS

ite o

ff D

oveh

ouse

Driv

e

WE

L715

The

open

spa

ce is

not

sui

tabl

e fo

r dev

elop

men

t and

the

Cou

ncil

has

no in

tent

ion

of d

ispo

sing

of

site

for d

evel

opm

ent

Wel

lesb

ourn

eLa

nd s

outh

of B

lenh

eim

Wal

k

WE

L901

The

site

is in

side

the

deve

lopm

ent b

ound

ary,

but

cur

rent

ly u

nsui

tabl

e fo

r res

iden

tial d

evel

opm

ent

as it

is o

pen

spac

e an

d th

is v

iew

has

bee

n su

ppor

ted

at a

ppea

l. Th

eref

ore

it is

not

cur

rent

ly

suita

ble

for r

esid

entia

l dev

elop

men

t und

er c

urre

nt p

lann

ing

polic

y. H

owev

er, t

he s

ite is

cur

rent

ly

bein

g pr

omot

ed b

y a

hous

ing

asso

ciat

ion,

and

it c

ould

be

cons

ider

ed s

uita

ble

for h

ousi

ng.

The

site

is s

urro

unde

d by

resi

dent

ial d

evel

opm

ent o

n 2

side

s an

d ha

s go

od a

cces

s. A

t 30

pdh

the

site

w

ould

pro

vide

a y

ield

of u

p to

8 u

nits

. Th

is is

sub

ject

to th

e si

te b

eing

iden

tifie

d fo

r dev

elop

men

t in

a L

ocal

Dev

elop

men

t Doc

umen

t ado

pted

by

the

Dis

trict

Cou

ncil.

Wel

lesb

ourn

eLa

nd o

ff E

lliot

Driv

e

Site

ref

Addr

ess

Rea

son

for r

ejec

tion

Settl

emen

t

App

endi

x 8:

Rej

ecte

d S

ites

WE

L902

The

site

has

bee

n su

bjec

t of p

lann

ing

appl

icat

ions

for d

evel

opm

ent.

How

ever

thes

e ha

ve b

een

refu

sed

and

the

Pan

el a

sses

smen

t in

2009

of t

he s

ite in

dica

ted

that

it is

con

side

red

unlik

ely

that

a

viab

le s

chem

e w

ill b

e po

ssib

le. T

here

fore

, unt

il fu

rther

evi

denc

e is

ava

ilabl

e to

the

cont

rary

, the

si

te is

not

con

side

red

deve

lopa

ble.

Wel

lesb

ourn

e10

New

bold

Roa

d an

d ga

rage

co

urt

WE

L903

This

site

is n

ot a

djac

ent t

o a

stud

y se

ttlem

ent,

is p

oorly

rela

ted

to fa

cilit

ies,

and

is th

eref

ore

not i

n a

sust

aina

ble

loca

tion

for h

ousi

ng d

evel

opm

ent.

Wel

lesb

ourn

eE

ast o

f Etti

ngto

n R

oad

WE

L904

The

site

has

bee

n id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

itivi

ty o

f m

ediu

m/h

igh,

and

ther

efor

e th

e si

te is

not

sui

tabl

e fo

r res

iden

tial d

evel

opm

ent.

The

site

is a

lso

with

in a

Loc

al W

ildlif

e S

ite.

Wel

lesb

ourn

eLa

nd a

t Cha

rleco

te R

oad

WE

L905

The

site

was

iden

tifie

d as

par

t of a

Bro

ad L

ocat

ion

in th

e pr

evio

us S

HLA

A.

How

ever

, the

site

has

be

en id

entif

ied

with

in th

e La

ndsc

ape

Sen

sitiv

ity S

tudy

with

a la

ndsc

ape

sens

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iden

tial d

evel

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site

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ain

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atio

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2009

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. H

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/med

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stat

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tial d

evel

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ar o

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sitiv

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sitiv

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gh a

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med

ium

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is n

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uita

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rge

part

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al

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ithin

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flood

zon

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d S

ched

uled

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s se

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atio

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lood

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shou

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velo

pmen

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ay fr

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reas

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site

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land

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nsiti

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of

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med

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e m

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one

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orth

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ttlem

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sust

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loca

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tton

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ane.

WO

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nd is

ther

efor

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stai

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sing

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orm

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Land

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Chu

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Farm

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