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Prepared by Pegasus Planning | Bluemark Developments Ltd/The Queen’s College, Oxford/Cala Homes (Midlands) Ltd | May 2009 | Bir.2588
Keresley SustainableUrban Extension
SOCIAL, ECONOMIC AND ENVIRONMENTAL ISSUES
KERESLEY SUSTAINABLE URBAN EXTENSION
SOCIAL, ECONOMIC AND ENVIRONMENTAL ISSUES
Pegasus Planning Group 5 The Priory Old London Road Canwell Sutton Coldfield West Midlands B75 5SH Telephone: (0121) 308 9570 Facsimile: (0121) 323 2215 PPG Ref: BIR.2588 Date: May 2009 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group LLP
Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
CONTENTS
Page No
1. Introduction 1
2. Existing Baseline Position 4
3. Strategic Policy Context 27
4. Strategic Outputs 29
5. Specific Outputs 34
6. Conclusions 54
APPENDICES (BOUND SEPARATELY)
1. Retail Appraisal
2. Ward Based Study Area Plan – Drawing No. 38-1
3. Site Location Plan – Drawing No. 25-1
4. Open Space Provision Plan – 26-1
5. Education Provision Plan – Drawing No. 27-1
6. Community Services Plan – Drawing No. 28-1
7. Employment and Public Transport – Drawing No. 39-1
8. Priority Neighbourhoods
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
1. INTRODUCTION
1.1 This document has been prepared to inform and support the development of a
new sustainable urban extension on land on the northwest edge of the built up
area of Coventry. It is prepared on behalf of clients the Queen’s College Oxford,
Bluemark Developments and Cala Homes (Midlands) Ltd. The site itself is entirely
contained within the Bablake Ward of the city. However, it abuts the Holbrook
and Radford Wards within Coventry City Council’s administrative area, the Exhall
ward within Nuneaton and Bedworth Council’s administrative district and the
Fillongley ward within North Warwickshire’s administrative district.
1.2 The site incorporates an area of open land which is predominately in use for
agricultural purposes. The area also contains other uses which could be expected
in the urban fringe. These include a golf driving range, playing fields, areas of
woodland, former mineral workings and recreational open space. The area also
contains various buildings including areas of linear residential development
located on the Tamworth Road (B4096), Bennetts Road, Fivefield Road and
Thompson’s Road.
1.3 To the east of the site is the small settlement of Keresley. To the south of the
village is the former Coventry Colliery now redeveloped as ProLogis Park. To the
south of ProLogis Park is the President Kennedy Secondary School, its playing
fields and further south again is the largely residential area which makes up the
Holbrook area of the Coventry.
1.4 Beyond the most southerly part of the site is the Cardinal Newman Roman
Catholic School and Community College and its playing fields located off Sandpits
Lane. To the west are the largely linear settlements of Brownshill Green and
Hawkes End. To the northwest is the rural settlement of Corley and further north
is the M6 motorway including the Corley Motorway Service Area.
1.5 The site is largely defined by clear boundaries. To the north this site is defined by
the administrative boundary between Coventry City Council and Nuneaton and
Bedworth Borough Council, which in turn follows a public footpath. The eastern
boundary is largely formed by Bennetts Road, with the exception of an area of
open land located east of Bennetts Road which in turn is defined by Penny Park
Lane, existing development off Brookford Avenue/Bantam Gardens/Hall Brook
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Road and Watery Lane. To the south the site is defined by Sandpits Lane whilst
its western boundary is formed by Tamworth Road.
Policy Background
1.6 The proposal involves the release of Green Belt land on the north western edge of
Coventry to help to achieve the housing targets identified in the RSS Phase II
Revision. As part of the evidence base for Coventry City Council’s Core Strategy,
areas of search were identified where land could be identified to meet with long
term housing needs. As part of this process the City Council in its Core Strategy
Proposed Submission has identified a site on the north western edge of the city as
the Keresley Eco-Suburb (safeguarded land). The general location of this site is
shown on the Spatial Strategy diagram. The Keresley Eco Suburb site is
identified as having the capacity for 3,000 new dwellings, to form part of the
housing supply to be delivered between 2006 – 2026.
1.7 Separate representations will be made relative to the specifics of the policies
relating to Keresley, particularly the need to identify the site specifically as a
strategic allocation for development.
Purpose
1.8 This document is prepared to support the proposed identification of land at
Keresley to form a sustainable urban extension. It also seeks to set out current
social and economic conditions within and adjoining the site. This information will
inform the developer of the proposed urban extension and help in maximising the
benefits associated with the development of the site to those who live and work
in its immediate surroundings. It is one of a series of reports addressing such
issues as transportation, masterplanning, design and landscape which are
submitted to Coventry City Council as part of the Core Strategy process.
1.9 The report identifies an appropriate study area for an appraisal of existing
characteristics. This includes population characteristics, housing stock economic
activity, educational attainment, crime, health and other social/economic
characteristics. The report also identifies existing infrastructure and whether it
has any capacity, so as to maximise the sustainability credentials of an urban
extension.
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1.10 This document also aims to identify and quantify potential outputs from the
proposal. These can take the form of specific physical works, identified targeted
regeneration initiatives, as well as more generic benefits from increasing
households within a particular catchment area. These benefits can take the form
of specific physical outcomes such as the development of new employment or
retail facilities or improvements to training initiatives, recruitment of workers or
improvements to the range of available housing stock to provide more balanced
communities.
1.11 Finally it is intended to specify the linkages between the various policy and
regeneration aspirations and the outputs associated with the Keresley sustainable
urban extension so as to maximise the benefits associated with the proposal in
the widest possible sense. This will also allow for targeting of explicit issues
through Section 106 Obligations or other measures associated with the
development.
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2. EXISTING BASELINE POSITION
Introduction
2.1 Various sources of information are available to establish current socio economic
conditions within both those areas of Coventry City which include or immediately
adjoin the Keresley sustainable urban extension. Sources of information to
provide for the most robust and wide ranging baseline position include the
following:
• 2001 census
• Indices of Multiple Deprivation (2007)
• Annual Public Health Report and Coventry Compendium
• Coventry City Council’s statistics produced by the City Council Research
and Strategy Team
2.2 In addition to the above a wide range of supporting evidence has been produced
by the City Council in support of the Core Strategy submission. This includes the
following information which is of relevance to the consideration of social,
economic and regeneration factors associated with the Keresley sustainable urban
extension. Such reports include the following:
• Coventry Joint Green Belt Review – January 2009
• Coventry Habitat Biodiversity Audit
• Employment Land Study
• Green Infrastructure Study
• Strategic Housing Land Availability Assessment
• Housing Market Assessment
• Coventry Population Estimates and Projections
• Shopping and Centres Study Update (October 2008)
• Coventry Green Belt Review
• Education Provision in Coventry
2.3 Finally due to the juxtaposition of this site relative to the boundary with Nuneaton
and Bedworth Borough Council and in particular the likely relationship between
the northern portion of the site and the settlement of Keresley Newlands village,
it is appropriate to identify baseline characteristics for the adjacent area within
Nuneaton and Bedworth Council’s administrative district. This will also focus on
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
publicly available statistic information including the Census, IMD rankings and
associated data, annual report of the Director of Public Health 2008 (Coventry
and Warwickshire PCTs), and further information provided in support of the
Nuneaton and Bedworth Local Development Framework.
Extent of the Study Area
2.4 The study area for the consideration of the social, economic and regeneration
aspects of the proposal is Ward based. Predominately it is focused upon those
Wards in Coventry within which the Keresley proposal is located or those which
immediately adjoin it. These Wards would consist of the Bablake Ward, within
which the site is now wholly located, the Holbrook Ward which consists of the
built up area immediately to the east of the site and the Radford Ward which
comprises of the built up area predominately to the southeast of the site.
However it is to be noted that at the time of the 2001 census the site was located
within the Holbrook ward and was only placed within Bablake following boundary
changes in 2004. As a result of these changes assessing information related to a
number of wards adjacent to the site, rather than a single ward, is considered the
most robust method of analysis.
2.5 In addition to the three Wards identified within Coventry there is also the need to
provide information relative to the Exhall Ward within Nuneaton and Bedworth
Borough Council’s administrative district, which is also directly associated with the
site.
2.6 The site also abuts an area of countryside located in the Fillongley ward within
North Warwickshire. As this rural area has little direct relationship in social and
economic terms with the Keresley site, containing largely areas of countryside, it
has not been included in the analysis of socio-economic data. However the
adjacent area has been surveyed so that physical features such as playing fields
have been identified.
2.7 The Ward Based Study Area is identified on Plan 38-1 contained in Appendix 2.
Methods to derive baseline data are summarised below:
• Information relative to the existing population profile and economic and
social characteristics of the area have been taken from the 2001 census
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data. The information utilised has focused on the Neighbourhood
Statistics and Super Output Areas, which provide the most accurate
information available. This information has been compared with Ward
level baseline information from Coventry City as a whole and against the
UK average.
• In addition data has been utilised from the Indices of Multiple Deprivation
2007 (IMD) which are produced by the Department of Communities and
Local Government. The IMD combines a number of indicators covering a
range of economic, social and housing issues to provide a single
deprivation score for each small area of England. This allows each area to
be ranked relative to their level of deprivation.
• Reference is made to the annual report of the Director or Public Health for
Coventry and Director of Public Health for Warwickshire. This provides
information relative to public health issues.
Study Area Population (2001 Census)
2.8 The majority of the site is now located within the Ward of Bablake which had a
population of 15,041. This represents a fall from the population in 1981 of
15470. The Ward is the largest within the City having an overall area of 1823
hectares giving a density of population of 8.3 people per hectare. This is the
lowest population density in the City.
2.9 The adjacent Holbrook Ward, which at the time of the census included the site,
had a population of 18427 and has an area of 713.9 hectares. This gives a
population density of 25.8 people per hectare.
2.10 The Radford Ward has a population of 16901 within an overall area of 303.9
hectares. This gives a density of population of 55.6 persons per hectare.
2.11 The Exhall Ward has a population of 7381 within an area of 559 hectares. This
gives a population of 13.21 persons per hectare.
2.12 Table 1.1 gives some information relative to population within the study area.
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Table 1.1: Population Data (2001) for Study Area
Total Population (2001 Census based)
Bablake Ward 15041
Holbrook 18427
Radford 16901
Exhall 7381
Total Study Area Population 57750
Age Structure
2.13 The age structure of the population within the study area is set out in the
following table. This indicates that there are marked differences between the
population make-up in the various Wards within the study area. The Bablake
Ward contains a significantly higher proportion of elderly people than any of the
three other Wards within the study area and in comparison to Coventry City as a
whole. In addition Exhall Ward also has a population which also has a
proportionately greater element of elderly people. The overall increase in the
elderly as a proportion of the population in Bablake and Exhall is likely to have
continued since the 2001 Census was completed.
Table 1.2: Age Structure (2001)
No of Persons and % of Total Population
0-9 years 10-19 years
20-44 years
45-64 years
65-75 years
75+ years
Bablake 1759
(11.7%)
1795
(11.9%)
4566
(30.4%)
3686
(24.5%)
1420
(9.4%)
1811
(12%)
Holbrook 2678
(14.5%)
2785
(15%)
6520
(35.3%)
3804
(20.6%)
1455
(7.9%)
1182
(6.4%)
Radford 2296
(13.6)
2333
(13.8%)
6685
(39.6%)
3153
(18.7%)
1171
(6.9%)
1268
(7.5%)
Exhall 854
(11.6%)
909
(12.3%)
2318
(31.4%)
1841
(24.9%)
827
(11.2%)
632
(8.6%)
Coventry 38720
(12.9%)
43131
(14.3%)
109324
(36.3%)
63712
(21.2%)
23615
(7.8%)
22349
(7.4%)
Source 2001 Census
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Table 1.3: Housing – By Stock
Detached houses or bungalows
Semi-Detached houses or bungalows
Terraced houses or bungalows
Flat – Purpose built
Flat, part of shared house including bedsits
England 4,786,456
(22.51%)
6,713,183
(31.6%)
5,494.033
(25.6%)
2,967,790
(13.9%)
968,266
(4.5%)
Coventry 11,967
(9.44%)
33,980
(26.8%)
59,872
(47.2%)
17,095
(13.5%)
2368
(1.9%)
Bablake 1006
(15.5%)
1951
(30.2%)
2777
(43%)
618
(9.6%)
33
(0.5%)
Holbrook 624
(8.35%)
2589
(34.7%)
3781
(50.6%)
322
(4.3%)
52
(0.7%)
Radford 234
(3.14%)
1536
(20.6%)
4349
(58.4%)
996
(13.4%)
249
(3.3%)
Exhall 523
(16.8%)
1786
(57.5%)
442
(14.2%)
212
(6.8%)
61
(2.0%)
Source 2001 Census
2.13 The census has revealed that Coventry as a whole has a significantly different
make up of housing stock to the national picture. In particular there is a
significant difference between the amount of detached dwellings nationally and
that in the City (22.5% compared with 9.44%). Similarly there is a significant
difference between the amount of terraced housing between the national and
Coventry perspective (25% and 47%).
2.14 In terms of ward level the Bablake Ward is more representative of the national
picture whilst dwellings in Holbrook and Radford are even more concentrated in
the terraced format (50.6% and 58.4% respectfully compared to nationally
25.6%). In terms of detached dwellings all of the Wards in the study area
currently have limited amounts of such stock. Within England 22.5% of dwellings
are detached yet in all of the Wards in the study area have less than 17% of
dwellings in a detached format. Radford Ward has only 3.1% of dwellings in the
form of detached dwellings. The Exhall Ward is shown to be predominately made
up of semi detached dwellings and few purpose built flats.
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Table 1.4: Household Size and Tenure
Persons per
household
Owner/
Occupier
Private Rent Council’s HA
and other
rent
England 2.40 68.72% 8.8% 22.48%
Coventry 2.37 69.3% 8.7% 22.1%
Bablake 2.3 83.9% 3.7% 12.4%
Holbrook 2.6 76.1% 7.5% 16.4%
Radford 2.3 59.7% 12.5% 27.9%
Exhall 2.4 78.7% 5.7% 15.6%
Source 2001 Census
2.15 In terms of size and tenure it is evident that the Coventry average is very similar
to that nationally. In terms of tenure the Bablake ward shows a higher
proportion of owner occupation than either the England or Coventry average. It
is evident that the Radford ward has a substantial element of Council or housing
association rented stock.
Table 1.5: Employment and Economic Status
Full Time Part Time Self Employed Retired Disabled/
Permanently
Sick
England 14,499,241
(40.8%)
4,196,041
(11.8%)
2,954,988
(8.3%)
4,811,595
(13.5%)
1,844,901
(5.3%)
Coventry 84,533
(39.3%)
23,503
(10.9%)
11,092
(5%)
27,119
(12.6%)
13,122
(6%)
Bablake 4518
(43.8%)
1392
(13.5%)
742
(7.2%)
1700
(16.5%)
458
(4.4%)
Holbrook 5397
(42.2%)
1499
(11.7%)
653
(5%)
1646
(12.9%)
834
(6%)
Radford 4558
(38.1%)
1203
(10%)
477
(3.9%)
1363
(11.4%)
948
(7.9%)
Exhall 2315
(43.6%)
617
(11.6%)
312
(5.9%)
906
(17%)
379
(7.1%)
Source 2001 Census
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2.16 The type of employment data reveals that Coventry has a lower level of self
employed persons than the England average (5% compared to nationally 8.3%).
The Radford ward has a even smaller proportion of self employed residents
(3.9%). The Bablake ward has a substantial element of retired persons at 16.5%
and similar figure is found in Exhall (17%). Bablake has the highest proportion of
people in full time work. Both Radford and Exhall show significant numbers of
people who are disabled or permanently sick (7.9% and 7.1%) compared with
the English or Coventry average (5.3% and 6%).
Table 1.6 Occupation Groups (16-74)
Managers and Senior
Officials
Professional Associate Professional
and
Administration and Secretarial
England 3424899
(15.26%)
2515679
(11.21%)
3104993
(13.84%)
3004721
(13.39%)
Coventry 14275
(11.35%)
13117
(10.43%)
15254
(12.13%)
17108
(13.61%)
Bablake 861
(12.52%)
699
(10.17%)
873
(12.7%)
1081
(15.72%)
Holbrook 813
(10.41%)
525
(6.72%)
802
(10.27%)
977
(12.51%)
Radford 571
(8.66%)
534
(8.09%)
720
(10.91%)
751
(11.38%)
Exhall 390
(11.69%)
189
(5.67%)
320
(9.59%)
484
(Aged 16-74)
Skilled Trades
Personal Service
Sales and Customer
Process; Plant and machine
Elementary Occupations
England 2591875
(11.55%)
1545367
(6.89%)
1717796
(7.65%)
1889126
(8.42%)
2647042
(11.8%)
Coventry 15284
(12.16%)
8743
(6.95%)
10519
(8.37%)
13847
(11.01%)
17577
(13.98%)
Bablake 1008
(14.66%)
463
(6.73%)
504
(7.33%)
646
(9.39%)
741
(10.78%)
Holbrook 1079
(13.82%)
555
(7.11%)
731
(9.36%)
1184
(15.26%)
1144
(14.65%)
Radford 807
(12.23%)
508
(7.7%)
645
(9.78%)
911
(13.81%)
1150
(17.43%)
Exhall 463
(13.88%)
269
(8.06%)
249
(7.46%)
485
(14.54%)
487
(14.6%)
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2.17 The information in Table 1.6 reveals similar trends to the other economic
information analysed earlier. The Bablake ward shows a greater proportion of its
population engaged in managerial; professional and associate professional
occupations (35.4% of the ward in employment) in comparison to the Radford
and Holbrook wards (27.6% and 18.3% respectively). Similarly the Exhall ward
also shows a smaller proportion of employed residents in the managerial and
professional sectors (27%) which is below all the other ward percentages and
that for Coventry as a whole (33.9%).
2.18 Similarly when the information relating to those in occupations associated with
plant and machinery operation and elementary occupations, this shows a greater
proportion living in Radford (31.2%), Holbrook (29.9%) and Exhall (29.1%) than
in Bablake (20.2%.
Table 1.7 – Industry of Employment
Manufacturing Construction Wholesale & Retail
Real Estates & Renting Business
Education Health & Social Work
England 14.8% 6.26% 16.8% 13.2% 7.74% 10%
Coventry 20.8% 5.1% 16.2% 10.77% 9.5% 10.2%
Bablake 23.16% 5% 15% 9.8% 10.2% 9.25%
Holbrook 25% 5% 17.4% 9.7% 6.5% 9.4%
Radford 25.9% 6.1% 16.8% 8.75% 6.6% 10.2%
Exhall 22% 5.9% 17.8% 10.4% 7.1% 9.5%
2.19 The above table breaks down the type of employment in each ward by sector. It
reveals that all wards in the study are had a substantial reliance on employment
in the manufacturing sector. This reliance is likely to have reduced since albeit it
still likely to be in excess of the material picture. Employment in construction is
below the national average in the whole of the study area.
Table 1.8 – Qualifications and Students (Aged 16-74)
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No Qualification
Highest Qualification Attained Level 1
Highest Qualification Attained Level 2
Highest Qualification Attained Level 3
Highest Qualification Attained Level 4/5
Other Qualification/Level Unknown
England 10251674
(28.85%)
5909093
(16.63%0
6877530
(19.36%)
2962282
(18.34%)
7072052
(19.9%)
2459460
(6.92%)
Coventry 67445
(31.39%)
36225
(16.86%)
37889
(17.64%)
22090
(10.28%)
35942
(16.73%)
15242
(7.09%)
Bablake 2909
(28.22%)
2010
(19.5%)
2104
((20.41%)
673
(6.53%)
1692
(16.42%)
919
(8.92%)
Holbrook 4893
(38.27%)
2369
(18.53%)
2335
(18.26%)
769
(6.01%)
1448
(11.33%)
971
(7.59%)
Radford 4347
(36.35%)
2194
(18.34%)
2040
(17.06%)
1087
(9.09%)
1564
(13.08%)
728
(6.09%)
Exhall 1998
(37.66%)
1109
(20.9%)
945
(17.81%)
282
(5.32%)
502
(9.46%)
469
(8.84%)
Level 1 – 1 + ‘O’ level passes; 1 + GCSE any grades; NVQ Level 1 or foundation
level GNVQ.
Level 2 – 5 + ‘O’ level passes; 5 + GCSE (grades A-C); School Certificate; 1 +
‘A’ levels/AS Levels, NVQ Level 2 or Intermediate GNVQ.
Level 3 – 2 + ‘A’ levels; 4 + ‘AS’ levels, High School Certificate; NVQ Level 3;
Advanced GNVQ.
Level 4 – Fix degree; Higher Degree, NVQ Levels 4 and 5, HNC, HND, Qualified
Teacher, Qualified Doctor, Qualified Dentist, Qualified Nurse, Midwife, and Health
Visitor.
2.20 The above table sets out education attainment in the study area and gives a
comparison with Coventry City and England as a whole. It is notable that whilst
Bablake contains an equivalent proportion of people with no qualifications (28%)
all the other wards have a significantly greater proportion of people with no
qualifications at all, with a peak of 38.2% in Holbrook. It is also notable that
within Exhall ward there is significantly less well qualified people with only
14.78% of the population attaining Level 3-5 compared with 38.2% in England
and 27% in Coventry.
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Table 1.9 Car or Van Ownership
No cars or vans
One car or van
Two cars or vans
Three cars or vans
Four cars or vans
Total cars and vans
England 5488386
(26.84%)
8935718
(43.69%)
4818581
(23.56)
924289
(4.52%)
284453
(1.39%)
22607629
Coventry 40491
(33.09%)
54117
(44.23%)
22897
(18.71%)
3834
(3.13%)
1014
(0.83%)
115930
Bablake 1543
(24.33%)
2869
(45.24%)
1549
(24.42%)
290
(4.57%)
91
(1.43%)
7246
Holbrook 2036
(28.58%)
3502
(49.15%)
1351
(18.96%)
170
(2.39%)
66
(0.93%)
7055
Radford 3085
(42.91%)
3135
(43.6%)
804
(11.18%)
122
(1.7%)
44
(0.61%)
5308
Exhall 824
(27.11%)
1335
(43.91%)
723
(23.78%)
129
(4.24%)
29
(0.95%)
3293
2.21 The above table demonstrates that residents in Radford are much more likely not
to own a car or van than residents of either Bablake, Holbrook or Exhall. Nearly
43% of homeowners in Radford do not own a vehicle compared with 24.3% of
Bablake households. The level of car ownership in Radford is significantly below
either the England or Coventry average.
Index of Deprivation 2007
2.22 The Indices of Multiple Deprivation 2007 (IMD) are produced by the Department
of Communities and Local Government. The IMD combines a number of
indicators, chosen to cover a range of economic, social and housing issues into a
single deprivation score for each small area in England. This allows for each area,
based upon Super Output Area level, to be ranked against one another giving a
relative position in regard to deprivation. The lower the rank the relatively more
deprived an area is.
2.23 The site is located within Local Super Output Area (LSOA) 590. This consists of
the north eastern portion of the Bablake Ward. Area 590 is ranked within the
most 30%-40% of the most deprived areas in the UK. The site is bounded to the
west by LSOA 523. This is identified as being within the lowest 40-50% of
deprived areas in England. To the east the site is bordered by LSOAs 591 and
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
594. LSOA 591 is also within the lowest 30%-40% of deprived areas in England
whilst 594 is located in the lowest 50%-60%.
2.24 However, within the vicinity there are also considerable variations in deprivation
which can be expected within a large urban area such as Coventry. Within close
proximity of the site are LSOAs 588 and 592, both of which are within the most
10%-20% of deprived areas within England.
2.25 Within the Bablake Ward it is evident that the index of deprivation is
predominantly biased towards those less deprived LSOAs. Of the LSOAs within
the Bablake Ward, 3 are located within the 30%-40% most deprived category
whilst there are examples of other LSOAs within the next three categories,
namely 40%-50% least deprived, 60%-70% least deprived and 70%-80% least
deprived. This contrasts markedly with the LSOA’s located to the east and south
of the site which form part of the predominantly built up area of Coventry. Within
the wards of Radford and Holbrook there is a strong propensity for increased
levels of deprivation. Within Holbrook, three of the LSOAs are identified as being
in the 10 to 20% of most deprived. The Radford Ward demonstrates a higher
degree of deprivation with all LSOAs being in the most 30%-40% deprived. In
addition, four of the LSOAs are identified in the lowest 10%-20%.
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2.26 For the Exhall Ward it is notable that the Keresley North and Newland LSOA,
which abuts the site to the east, is identified as being in the 30% most deprived
in England1.
Employment Deprivation Domain
2.26 This domain measures employment deprivation based upon involuntary exclusion
of the working age population from the labour market. Information analysed
includes recipients of job seekers allowance, incapacity benefit and severe
disablement allowance. The data for the lower super output areas in the vicinity
of the site indicates relatively little in the way of employment deprivation. In
particular areas to the west of the site illustrate limited amounts of deprivation
relative to employment. However, significant pockets of employment deprivation
at the LSOA level remain within both the Holbrook and Radford Wards with some
LSOAs in the lowest 10%-20%. Within Holbrook 3 LSOAs are in the lowest 10-
20% (588,592,596) whilst in Radford 4 LSOAs are in the lowest 10-20% whilst 2
LSOAs (631,632) are in the 10% most deprived areas in England for
employment.
2.27 The Keresley North and Newlands LSOA is identified as being within the 20-30%
most deprived in England for employment deprivation2.
1 Source Warwickshire Observatory 2 Source Warwickshire Observatory
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Education Skills and Training Deprivation Domain
2.27 This domain identifies the extent of deprivation in terms of education, skills and
training in a local area. They provide two indicators relating to education
deprivation for children/young people and relating to a lack of skills and
qualifications amongst a subset of the working age population. The IMD reveals
that the site and its immediate surroundings to the south and east all fall within
the lowest 50% of deprived ranked areas. In addition the majority of the LSOA’s
containing the site and its southern/eastern neighbours fall within the lowest
40%, with some substantial areas in the lowest 20%. Again, it reveals that
substantial areas of the Holbrook and Radford Wards have significant levels of
deprivation relative to education, skills and training with many areas being in the
lowest 20%.
2.28 Considering the sub-group relating to the adult working population with no or
limited qualifications (the skills sub domain), the position is even worse. This
reveals that the site is in the lowest 20-30% and the area to the south are in the
lowest 40%. However of greater significance is the significant area of the City
immediately to the east of the site which falls within the lowest 20% of deprived
wards relating to this particular domain.
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2.29 The Keresley North and Newlands LSOA is identified as being in 10-20% most
deprived nationally for education, skills and training.
Barriers to Housing and Services Domain
2.29 This domain measures barriers to housing and key local services. The indicators
are structured into two sub-groups comprising of geographical barriers and wider
barriers. These include issues relating to access to housing including such
matters as affordability.
2.30 The LSOA within which the site is located (590) is identified as being within the
10 most deprived areas in the City for this particular domain. The LSOA
immediately to the west of the site comprising of Hawkes End and associated
countryside, ranks in the most 10% of deprived wards for this particular domain
nationally. This in particular is influenced by the affordability of housing and
access to the key local services. This reflects the rural nature of the areas to the
west of the site where access to affordable housing and local services is more
difficult.
Crime Domain
2.31 This measures the rate of recorded crime for four major crime types which
include burglary, theft, criminal damage and violence. The LSOA encompassing
the application site is identified as being within the most 10%-20% of deprived
areas. Overall it is notable that the majority of LSOA’s in the vicinity of the site
have a deprivation score of below 50% including 3 below 20%.
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2.32 The Keresley North and Newlands LSOA is in the most 10% deprived areas
nationally in terms of crime, making it the area most affected by crime in the
study area.
Living Environment Domain
2.32 The Living Environment Deprivation domain is split into two sub areas. These
consist of the indoor living environment which measures the quality of housing
and the outdoors living environment which measures air quality and road traffic
accidents. Within the indoor environment domain the site and its immediate
surrounding LSOA fall within the most deprived 40%-60% in England. The areas
to the east show significantly greater deprivation subject to this criterion, falling
into the lowest 20% of deprived areas. The Index reveals that locations to the
west of the site are generally in the least 50% of deprived areas whereas areas to
the east and south are amongst the 30% most deprived with some areas in the
most 10% deprived.
2.33 The Keresley North and Newlands LSOA is identified as being in the 50% least
deprived for this particular domain.
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Health
2.34 The Director of Public Health for Coventry publishes the Public Health Annual
Report. This document describes variations in the health of inhabitants of
Coventry both in terms of health status and as in regard to access care. The
most recent Annual Report is for the period 2008-2009. In addition to the main
report the Department of Public Health published an Atlas of Variation in health
and access to health care. These documents have been investigated with a view
to giving the most up to date position in regard to the health of residents in the
vicinity of the site and access to health care facilities.
2.35 Plan 28-1 identifies the Doctor’s surgeries within the vicinity of the site. It is
noticeable that the Bennetts Road North and the Keresley Green Medical Centre
are located within close proximity of the site. The Keresley Green Medical Centre
represents a recent purpose built development under the SureStart regime and
provides substantial modern medical facilities available to the local population. It
provides accommodation for two medical practices namely Park Leys and
Springfield. Each practice has its own reception area, consultation rooms and
offices, sharing a minor operating suite and conference room.
2.36 The Bennetts Road North Surgery is administered via the Park Leys Medical
Practice. It was formerly the main surgery for the practice up until the move to
Keresley Green Medical Centre in May 2006. It provides three consulting rooms
and two treatment rooms as well as administrative space. In addition to the
doctors surgeries there is also a NHS Clinic located on Bennetts Road in Keresley.
This facility is operated by Warwickshire PCT.
2.37 Coventry PCT has produced ward profiles for the city which identifies a number of
key factors relating to the health of the community. This information largely
reflects the social and economic pattern already established with patterns of ill
health and premature death being concentrated in those areas with greater
socio/economic problems. The following tables illustrate the key health indicators
and rankings for the Bablake, Radford and Holbrook wards.
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Bablake Ward – Key Health Indicators and Rankings
Rate/Percentage
Bablake
Coventry
England &
Wales
Births General Fertility Rate (per 1000 females aged 15-44) Infant Mortality Rate (per 1000 live births) Percentage of Live births <2500g Percentage of births <1500g
51.2 n/a 11.7 2.2
60.3 6.8 9.3 1.7
59.1 5.0 7.9 1.5
Self Reported General Health Percentage of persons with good health Percentage of persons with fairly good health Percentage of persons with not good health
67.5% 22.8% 9.6%
67.4% 22.6% 10.0%
n/a n/a n/a
Self Reported Limiting Long Term Illness (LLTI) Percentage of persons with LLTI Percentage of persons of working age with LLTI
19.8% 10.0%
18.6% 12.1%
17.6 n/a
Mean age of Death (years) Mean age of death – Males Means age of death – Females
76.4 82.2
72.2 78.5
n/a n/a
Mortality – Directly standardised rates (per 100000 population) Mortality from all circulatory diseases Mortality from all coronary heart disease Mortality from all cancers Mortality from all accidents
70.8 37.0 141.0 13.3
103.5 57.0 129.8 17.7
91.2 53.0 119.3 16.2
Leading Causes of Death – SMR* - all ages *Standardised Mortality Ratio SMR; all causes SMR; all heart diseases SMR; lung cancer SMR; stroke SMR; breast cancer SMR; prostate cancer
94 103 90 79 112 109
100 100 100 100 100 100
n/a n/a n/a n/a n/a n/a
Note: All Directly Standardised Rates and percentages relate to 2003/05 data, and SMRs to 2001-5 data. SMRs are standardised to Coventry. Limiting Long Term Illness and General Health data is from the 2001 Census. Small numbers (i.e. less than 5) are listed as ‘n/a’.
Source Coventry PCT Director of Public Health annual report 2008/9 and Atlas of Variation.
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Bablake
2.38 The general perception of inhabitants of Bablake relative to their own health is
similar to that reported for Coventry as a whole, albeit the percentage of people
living with a long term condition is slightly higher. It is notable that the average
age of death is high compared with the rest of the city. It is also notable that the
ward has a higher mortality from cancers than either the Coventry or national
average and a higher mean age of death for both males and females in
comparison with the Coventry average.
2.39 The general fertility rate is less than both the Coventry and England and Wales
average. It is also noticeable that the percentage of live births which are of lower
than average weight is significantly above the national and Coventry wide
average.
Holbrook – Key Health Indicators and Rankings
Rate/Percentage
Holbrook Coventry
England & Wales
Births General Fertility Rate (per 1000 females aged 15-44) Infant Mortality Rate (per 1000 live births) Percentage of Live births <2500g Percentage of births <1500g
58.4 7.1 10.0 1.3
60.3 6.8 9.3 1.7
59.1 5.0 7.9 1.5
Self Reported General Health Percentage of persons with good health Percentage of persons with fairly good health Percentage of persons with not good health
66.8% 23.0% 10.2%
67.4% 22.6% 10.0%
n/a n/a n/a
Self Reported Limiting Long Term Illness (LLTI) Percentage of persons with LLTI Percentage of persons of working age with LLTI
18.7% 12.7%
18.6% 12.1%
17.6 n/a
Mean age of Death (years) Mean age of death – Males Means age of death – Females
71.1 76.4
72.2 78.5
n/a n/a
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Mortality – Directly standardised rates (per 100000 population) Mortality from all circulatory diseases Mortality from all coronary heart disease Mortality from all cancers Mortality from all accidents
116.3 64.6 157.9 13.7
103.5 57.0 129.8 17.7
91.2 53.0 119.3 16.2
Leading Causes of Death – SMR* - all ages *Standardised Mortality Ratio SMR; all causes SMR; all heart diseases SMR; lung cancer SMR; stroke SMR; breast cancer SMR; prostate cancer
103 108 126 109 103 105
100 100 100 100 100 100
n/a n/a n/a n/a n/a n/a
Note: All Directly Standardised Rates and percentages relate to 2003/05 data, and SMRs to 2001-5 data. SMRs are standardised to Coventry. Limiting Long Term Illness and General Health data is from the 2001 Census. Small numbers (i.e. less than 5) are listed as ‘n/a’.
Source Coventry PCT Director of Public Health annual report 2008/9 and Atlas of Variation.
Holbrook
2.40 Infant health is generally good within the ward and this is improving further.
People’s perception of their health is average in comparison with others in
Coventry. The mean age of death for both males and females is slightly below
the Coventry average. The mortality from circulatory diseases and cancers is
above both the Coventry and England and Wales standardised rates. There is a
greater propensity for the population to die of lung cancer than the Coventry
standardised rate albeit that death rates from cancers as a whole are falling.
Radford Ward - Key Health Indicators and Rankings
Rate/Percentage
Radford
Coventry
England & Wales
Births General Fertility Rate (per 1000 females aged 15-44) Infant Mortality Rate (per 1000 live births) Percentage of Live births <2500g Percentage of births <1500g
67.9 n/a 10.3 1.6
60.3 6.8 9.3 1.7
59.1 5.0 7.9 1.5
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Self Reported General Health Percentage of persons with good health Percentage of persons with fairly good health Percentage of persons with not good health
64.6% 23.6% 11.8%
67.4% 22.6% 10.0%
n/a n/a n/a
Self Reported Limiting Long Term Illness (LLTI) Percentage of persons with LLTI Percentage of persons of working age with LLTI
20.4% 14.7%
18.6% 12.1%
17.6 n/a
Mean age of Death (years) Mean age of death – Males Means age of death – Females
71.9 77.3
72.2 78.5
n/a n/a
Mortality – Directly standardised rates (per 100000 population) Mortality from all circulatory diseases Mortality from all coronary heart disease Mortality from all cancers Mortality from all accidents
133.9 77.6 166.9 25.6
103.5 57.0 129.8 17.7
91.2 53.0 119.3 16.2
Leading Causes of Death – SMR* - all ages *Standardised Mortality Ratio SMR; all causes SMR; all heart diseases SMR; lung cancer SMR; stroke SMR; breast cancer SMR; prostate cancer
104 109 128 109 62 80
100 100 100 100 100 100
n/a n/a n/a n/a n/a n/a
Note: All Directly Standardised Rates and percentages relate to 2003/05 data, and SMRs to 2001-5 data. SMRs are standardised to Coventry. Limiting Long Term Illness and General Health data is from the 2001 Census. Small numbers (i.e. less than 5) are listed as ‘n/a’.
Source Coventry PCT Director of Public Health annual report 2008/9 and Atlas of Variation.
Radford
2.41 It is notable that 11.8% of inhabitants of Radford record that their general health
is not good and that there are more people reporting living with a limiting long
term illness than for Coventry as a whole. The mean age of death for both men
and women is below that of Coventry as a whole. Mortality from circulatory
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
diseases, coronary heart disease, cancers and accidents is all in excess of both
Coventry’s and the England and Wales standardised rate. It would appear that
the Radford ward has a higher mortality from lung cancer but a much lower
mortality from breast and prostate cancer.
Exhall
2.42 The Exhall ward is identified as having a mixed representation in terms of health
as established in the Indices of Deprivation domain relative to health and
disability. Whilst some LSOA’s are shown to be in the 50% least deprived the
Keresley North and Newlands LSOA is in the 10-20% most deprived.
Community Facilities
Library Provision
2.43 There are three libraries within a reasonable distance of the site. The nearest is
the Keresley Newlands Library located immediately adjacent to the eastern
boundary on Bennetts Road North. This facility is open three days per week and
provides an information point for the Country Council as well as general library
facilities. It is located within Nuneaton & Bedworth’s District and is administered
by Warwickshire County Council.
2.44 Two further libraries are located some distance away within Coventry City
Council’s administrative area. These are the Jubilee Library and Community
Centre and the Arena Park Library both of which are located to the east of the
site.
2.45 The location of the above libraries are shown on Plan no. 28-1.
Community Facilities
Education Provision
2.46 Plan no. 27-1 identifies the secondary and primary schools in the vicinity of the
site. Two large secondary schools comprising of the Cardinal Newman Roman
Catholic School and the President Kennedy School are located in close proximity
to the site. The Cardinal Newman RC School is located immediately adjacent to
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the southern boundary whilst the President Kennedy School is within 600 metres
of the eastern boundary. As these two schools are located immediately to the
south and east of the site they have formed the basis of the following analysis.
Coundon Court School, which is further to the south, is shown for information
purposes.
2.47 The secondary schools are subject to the BSF Programme which will involve their
considerable redevelopment over the next few years. It is anticipated that the
President Kennedy School will be completed in 2012 and Cardinal Newman in
2013.
2.48 In terms of primary schools there are three primary schools located reasonably
close to the site within Warwickshire Council Council’s administrative district and
a further 10 primary schools within Coventry City Council’s administrative area.
The nearest primary school to the site within Warwickshire is the Keresley
Newland School which is adjacent to the north-eastern boundary. The nearest
Coventry school is the Keresley Grange School located 700 metres south of the
site.
2.49 In terms of existing capacity in Coventry schools both the President Kennedy
School and Cardinal Newman School currently have some capacity, with the
President Kennedy School in particular having around 100 places available in
January 2009.3
2.50 For primary schools in Coventry there is capacity at the nearest school with 27
spaces available at Keresley Grange. The other primary schools (Whitmore Park,
Holy Family, Parkgate) are either at full capacity or have less than 10 space
available3.
2.51 For secondary schools in Warwickshire Ash Green School has a significant amount
of capacity with around 220 spare spaces.4 The Warwickshire Building Schools
for the Future (BSF) programme is not as advanced as it is in Coventry and is
currently programmed to start in 2013. It is not yet known when the Ash Green
School will be programmed for the BSF project.
3 Source DCSF website and Coventry City Council Education. 4 Source DCSF website
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2.52 In terms of secondary school attainment the following sets out the position
relative to 5 or more GCSE passes Grade A-C in 2008.
GCSE%
Cardinal Newman School 43%
Ash Green School 30%
President Kennedy School 25%
Warwickshire Average 51.4%
Coventry Average 41.8%
National Average 47.6%
2.53 For primary schools in Warwickshire the Wheelwright Lane Primary has less than
10 spaces. However the Keresley Newland school does have capacity with
around 65 spare spaces.2
2.54 In terms of performance in 2008 relative to other schools in Warwickshire
Wheelwright Lane School is ranked 57th and Keresley Newland 103rd out of 155
schools based on Contextual Value Added criterion. For the nearest schools
within Coventry, Keresley Grange was ranked 59th, Whitmore Park 57th and Holy
Family 19th out of the 83 Primary Schools in the City.
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3. STRATEGIC POLICY CONTEXT
West Midlands Regional Spatial Strategy (RSS)
3.1 Coventry forms part of the West Midlands Metropolitan area and also the
Birmingham, Coventry and Black Country region. The RSS Preferred Option
focuses on the regeneration of the Major Urban Areas. The Preferred Option
identifies growth targets for city centre retailing (minimum of 150,000 sqm) and
office development (minimum of 250,000 sqm).
3.2 The RSS Preferred Option identifies that Coventry should provide for a net
increase of 33,500 dwellings between 2006–2026. It notes that some of the
housing allocations could be made adjacent to the City within Nuneaton and
Bedworth District and Warwick District, depending on the capacity available
within the City Council’s administrative district to accommodate housing growth.
3.3 The RSS Preferred Option also identifies that the Council should also maintain a
five year rolling supply of at least 82 hectares of land for employment. In a
similar manner to the housing allocation the RSS Preferred Option recognises that
some of the required employment land release could be on land within Rugby,
Leamington/Warwick and Nuneaton/Bedworth.
3.4 Any identification of land within adjacent administrative districts to meet with
Coventry’s requirements will come forward via the Core Strategy/Development
Plan document of each individual planning authority.
3.5 As part of the Government Office response to the Phase II Regional Spatial
Strategy Revision a report was compiled from consultants Nathaniel Lichfield &
Partners. This focused on whether the Preferred Option identified sufficient
housing numbers to meet needs. It identifies three additional scenarios to those
set out in the RSS Preferred Option, namely that land for between 417,100 and
445,600 additional homes up to 2026 should be identified. This compares with
the 365,600 additional households identified in the RSS Preferred Option for the
same period.
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Coventry City Council Core Strategy Submission
3.6 The Coventry Core Strategy submission sets out a range of policies and proposals
intended to guide development within the City until 2026. It specifically
references the Keresley site as having the potential to accommodate new growth
necessary to meet housing targets. The detailed policies set out in the Core
Strategy are subject to specific representations set out in a separate response as
currently many of the detailed and specific policies relating to the Keresley
proposal are not considered to be appropriate and require revision.
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4. STRATEGIC OUTPUTS
4.1 The development of a sustainable urban extension in Keresley provides the
opportunity to identify a number of key strategic outputs which ought to be
delivered as part of the implementation of the project. The merits of a
sustainable extension are numerous and have been recognised through
development strategies adopted by local planning authorities across the UK.
However there is a clear distinction to make between extensions to existing urban
areas and new build self contained settlements as promoted via the Eco-Towns
Government project. Sustainable urban extensions are clearly distinct from the
relatively recent eco town project.
4.2 The Keresley urban extension has been designed and developed to provide a
highly sustainable extension to Coventry. It will provide for a significant increase
in housing provision in the north west of the city which will have considerable
benefits in underpinning existing businesses in the city and in the Bablake,
Holbrook and Radford wards in particular, as well as the Exhall ward in Nuneaton
and Bedworth. In addition a sustainable urban extension has additional benefits
in allowing existing infrastructure to be utilised by new residents, thus negating
the need for massive new infrastructure provision. This clearly has sustainability
advantages in comparison with developments which require an entirely new
infrastructure framework to be provided.
4.3 There are particular locational advantages associated with the Keresley proposal.
Being located on the northwest fringe of the city means that it is closely related
to a number of facilities which could be utilised by residents of the new
development. This would include such open space facilities as the Coventry
Colliery Sports Club, Keresley Rugby Club, the regional park associated with the
ProLogis development, Coundon Hall Park including Coundon Hall Sports Pitches
and other private sports fields such as Northbrook Sports Club, Hawkesmill Sports
Club, the John Healy Golf Centre and Corley Cricket Ground.
4.4 In addition to the sports and recreation facilities outlined above there are also the
facilities associated with existing secondary schools immediately adjacent to the
site. These schools (the President JFK School and Cardinal Newman Roman
Catholic School) contain a number of facilities including swimming pools, sports
pitches and other associated facilities.
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4.5 Whilst the Keresley urban extension will provide for extensive on site provision of
new open space, taking advantage of the existing open space infrastructure and
ensuring that it is capable of meeting the needs and aspirations of the existing
and expanding population, there is likely to be the need to enhance areas of off
site open space. Consequently there would be opportunities to target existing
facilities in locations which are likely to provide convenient and accessible
locations for the existing and future population. Careful consideration will be
needed to identify where existing facilities should be enhanced and where new
facilities should be provided.
4.6 In addition as stated above existing infrastructure exists in the form of education
establishments immediately adjacent to the Keresley urban extension. As well as
the two secondary schools referenced above there are five primary schools within
the immediately locality of the site. Keresley Newlands School is located
immediately east of the site within Nuneaton and Bedworth’s district. Other
schools in close proximity within the City of Coventry include the following:
• Whitmore Park Primary School, Halford Lane, Whitmore Park
• Keresley Grange Primary School, Tamworth Road, Keresley
• Holy Family Roman Catholic School, Beake Avenue, Keresley
• Parkgate Primary School, Parkgate Road, Holbrook
• John Shelton Community Primary School, Briscoe Road, Coventry
4.7 The Keresley urban extension provides the opportunity to target improved
provision within the existing education infrastructure in the vicinity of the site, as
well as providing new build facilities in direct association with the project. Again
careful consideration will be necessary to establish where enhancement would be
appropriate but this ought to be undertaken in the context of aiding the
regeneration of existing communities adjacent to the site.
Employment
4.8 The Keresley urban extension provides significant opportunities to provide
additional employment as part of its development. In particular the development
of community hubs will provide a valuable resource in the form of new
employment floorspace in a highly sustainable mixed use format. It is envisaged
that the community hubs will deliver opportunities for the development of local
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businesses associated with the new residential suburb, as well as allowing greater
opportunities for existing businesses in and around the site. The increase in the
local residential population will clearly aid in underpinning many local businesses
that rely on trade from their immediate surroundings. This is likely to be
significantly important to address existing economic issues in Holbrook, Radford
and Exhall wards. Here unemployment remains high and any proposals which
can encourage existing businesses and the creation of new businesses should
clearly be welcomed.
Retail
4.9 The development will provide for new retailing facilities located in the centre of
the community hubs. These facilities will be in the most accessible locations
particularly to local transport and non car modes. The objective will be to deliver
convenient retail facilities within close proximity of all the new dwellings
associated with the Keresley urban extension.
4.10 As well as providing for the needs of the new residents the proposal also seeks to
ensure that local deficiencies in shopping provision are addressed. This will
provide clear benefits to the existing population as new retail facilities are
provided in close proximity to existing residents. This will reduce current trips,
often undertaken by car, out of the local area to reach existing retail facilities.
Reducing car journeys by existing residents is clearly an important sustainable
objective.
4.11 The particular issues associated with retailing have been addressed in a Retail
Assessment. The Retail Assessment is included in Appendix 1 of this report.
Transport
4.12 A key element of the development will be to improve public transport provision
between the urban extensions and the main centres of Coventry. This will focus
upon improved bus service provision from the whole site into the wider urban
area of Coventry. In particular the proposal will deliver a new efficient and
effective bus link between the wider site, Coventry City Centre and potentially a
new railway station at Arena Park. The city centre is being envisaged as the
focus for 50% of the new jobs created within the city as a whole and ensuring
that residents of the urban extension have access to these employment
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opportunities will be a key factor. The improved bus service provision will be
phased in association with the delivery of each of the new residential
neighbourhoods. This will ensure that new residents have access to enhanced
public transport provision and in particular are able to take advantage of
increased job opportunities in the city centre, associated with the University and
Teaching Hospital, as well as links into existing employment areas where the
remainder of job creation will occur. Utilising the existing road infrastructure,
particularly for high quality bus service provision, will have significant
sustainability benefits.
4.13 A detailed supporting statement has been prepared by WSP Consultants and
submitted to the Council identifying and specifying the range of transportation
issues associated with the Keresley proposal. This report, in conjunction with the
Development Framework, sets out in detail how improved public transport
provision will be delivered in a holistic way as part of the Keresley Sustainable
Urban Extension.
Residential Provision
4.14 Clearly the Keresley sustainable urban extension will significantly increase the
range, type and availability of new housing in the north-west of Coventry. It will
underpin the City Council’s vision for meeting housing demand and agenda for
growth. It provides the opportunity to develop a mixed community meeting a
wide range of housing needs including the need for affordable housing. In
providing for a new residential area in such close proximity to the existing urban
area has the significant spin off benefits for existing businesses who will benefit
from a substantial increase in customers and trade.
4.15 The Council’s aspirations for housing choice is established in the Core Strategy
submission document. The Keresley development will be a significant factor in
providing a range of housing to meet with the disparate housing needs which
must be addressed over the plan period. The Council have acknowledged that
there is a need for higher value homes to attract and/or retain higher income
workers, whilst the plan also seeks to provide for those who cannot access
market housing. The Keresley development project is particularly well placed to
provide for meeting the needs of retaining higher income workers in the City, as
it can deliver new housing within a high quality environment, whilst still being
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well located relative to the existing and emerging employment opportunities in
the City Centre and associated with the Hospital/University.
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5. SPECIFIC OUTPUTS
Headline Data – Population and Housing
• Holbrook (29.5%) and Radford (27.4%) have proportionately higher levels
of younger people in the 0-19 years bracket than Coventry average.
• Bablake (21.4%) and Exhall (19.8%) has significantly greater numbers of
elderly people than the Coventry average (15.2%).
• There is forecast to be a significant growth across the City in single person
households.
• The Index of Deprivation identified Bablake as having significant barriers
to housing and local services reflecting difficulties in obtaining affordable
housing and the rural character of the area reducing service provision.
• Coventry City as a whole has a polarised housing stock with dominance of
terraced format (47%) and lack of detached accommodation (9.4%) of the
overall stock in comparison with the national picture.
• Housing in Holbrook and Radford is even more polarised in the terraced
format (50.6% and 58.4%) and has less detached housing (8.35% and
3.14%).
• The Exhall ward is dominated by semi detached houses which provide
57% of overall provision.
• Tenure is biased towards owner occupation with all wards, with the
exception of Radford, having a greater proportion of owner occupation
than the average for Coventry or England.
5.1 The Keresley Sustainable Urban Extension (K-SUE) will clearly provide for a
substantial number of new dwellings. This will have a significant contribution in
meeting the housing needs of the younger populations of Holbrook and Radford in
particular and the more general city wide growth in single person households. In
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addition the extension can also provide for meeting the needs of Bablake and
Exhall’s aging population by providing dwellings which are suitable for the elderly.
5.2 The under 19 proportion of the Holbrook and Radford ward identified at the time
of the census is likely now to be reaching a point where they are looking to obtain
their own accommodation. The Keresley Sustainable Urban Extension is well
placed to meet these needs and provide a housing mix able to accommodate, in
particular, first time buyers who wish to live in close proximity to both Holbrook
and Radford.
5.3 Whilst Bablake as a ward covers a substantial rural area and has a dispersed
population in such settlements as Brownhills Green, Allesley and Hawkes End, it is
an area which is shown to be deprived relative to housing and local services. This
reflects the limited nature of affordable housing within the ward and its rural
character which disperses service provision. The Keresley Sustainable Urban
Extension has the opportunity to significantly reduce these barriers by providing a
mix and range of housing, including affordable housing, available to meet needs
within the ward. New service provision will result via the community hubs
identified, new schools and public transport provision. This should seek to
significantly reduce the level of deprivation in the Bablake ward relative to this
particular domain of the Index of Deprivation.
5.4 It is also evident that in terms of housing stock Coventry as a whole has a very
polarised position with terraced housing dominating as a form of housing. This
polarisation is even more marked within the Holbrook and Radford wards. Within
Exhall housing stock is dominated by semi detached formats largely reflecting the
nature of the development within Keresley Village, which was predominantly
purpose built for workers associated with Coventry Colliery and as a consequence
followed a single format.
5.5 The Keresley Sustainable Urban Extension provides the opportunity to deliver a
more diverse housing stock and wider mix of dwelling types. In particular it can
seek to address the very significant shortfall in detached houses notable within
both Coventry as a whole but particularly within Holbrook, Radford and Exhall. It
is clear that Coventry as a city has a significant under provision of detached
houses in comparison to the national picture and this is reflected in the Council’s
aspiration to provide for executive homes in new developments as set out in its
Core Strategy.
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5.6 The Keresley Sustainable Urban Extension would result in a development of
around 3500 dwellings. Based on a phased development of the site and reducing
household size, the Keresley proposal would result in approximately 7600 new
residents. This increase in population would clearly have an influence on existing
businesses and will help to support new employment and services, particularly in
a rural fringe location where services are already recognised within Bablake as
being limited.
5.7 The Strategic Housing Market Assessment identified a need for executive and
family housing and that in North Coventry owner occupation and the development
of larger properties should be supported. The Keresley Urban Extension
represents the most significant development in northern Coventry able to meet
this identified need. By its nature of being located on the edge of a rural area it
provides the opportunity for a high quality environment to be developed with
links into its countryside surroundings.
5.8 There has been a recognition that the propensity for the more aspirant elements
of the community to move away from the City into the more rural locations or
suburban towns is not sustainable. This continued polarisation of the Major
Urban Areas is a fundamental factor which regional planning policy by virtue of
the key objective of urban renaissance is seeking to address. The City Council in
its Core Strategy is specifically seeking to address this issue in the context of the
sub regional Coventry/Solihull and Warwickshire forum. This sub regional
strategy looks to maximise regeneration by focusing on the north south corridor
and Rugby. In the terms of Coventry the Keresley Extension provides the
greatest opportunity for addressing this particular key objective.
5.9 As stated above the emphasis on a single house type(terraced) within the study
area and clearly very limited provision of detached accommodation means that
the Keresley Extension has the opportunity to address this city wide deficiency.
Its location makes it particularly appropriate to provide for meeting the needs of
those aspiring families within the city who are seeking detached executive homes
within a high quality mature landscaped environment. The Council have clearly
recognised that if the city is to retain higher income/knowledge-economy
workers, it will be necessary to develop higher value homes to create a better
mix of accommodation.
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5.10 The Council’s Core Strategy recognises the importance of providing suitable
housing to stop the drift of sections of the population away from the City to the
provincial towns in Warwickshire. So significant is the need to provide for
executive type housing the Core Strategy introduces a specific requirement for
every site of a certain size to deliver a proportion of this type of housing.
5.11 However this ‘across the board’ approach is unlikely to provide for homes which
will ultimately be attractive to those groups the Council wish to retain or even
attract from elsewhere. A large executive home within a wider uninspiring
environment will not produce a high value home nor is it likely to be attractive to
the higher income family engaged in the knowledge economy. Such groups will
require very high quality environments capable of competing with those
environments found in rural villages or market towns such as Stratford on Avon
or Leamington Spa. The Keresley urban extension does however provide the
potential environment which will provide a high quality residential development
with a mature landscaped setting, with good access to major open spaces and the
countryside, whilst still being part of the city with good access to jobs and
services.
Headline Data – Economy and Employment
• Significantly less people are employed in Coventry within managerial and
senior positions (11.4%) than the English average (15.2%).
• Employment within managerial and senior positions in Holbrook, Radford
and Exhall is below the Coventry average.
• There is a significantly greater proportion of people involved in plant and
machinery operation and elementary occupations within Coventry than the
national average and even greater proportions in such employment within
the Holbrook, Radford and Exhall wards.
• A significantly greater proportion of the working population is involved in
manufacturing within Coventry in comparison with the national average
and even greater proportion within the study area in comparison with
Coventry.
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• There are substantial areas of deprivation within the Radford and Holbrook
wards with some areas being within the 10%most deprived within
England.
• The study area has a greater proportion employed in skilled trades than
national average.
• Coventry as a whole (5%) has a low level of self employed people
compared with England (8.3%).
5.12 It is evident from the above that as a city Coventry has a reduced level of the
population employed in the managerial and professional sectors in comparison
with England as a whole. In addition it is also evident that this is even more
polarised within the Holbrook, Radford and Exhall wards where around 16% of
the population is employed in these sectors compared with 26% in England as a
whole. The Keresley Urban Extension has the opportunity to provide a
development able to provide accommodation suitable for those employed within
managerial or professional roles. The provision of more balanced communities is
a key aspect of national, regional and local planning policy. The provision of
accommodation suitable to meet the needs of managerial and professional
workers will go a long way towards providing a more balanced community within
Northern Coventry and addressing current in-balances.
5.13 In addition to the above the Keresley Sustainable Urban Extension will in itself
provide employment opportunities which can be focused towards providing
employment in the service and professional sectors. It is evident that both
Coventry as a whole and the study area in particular is biased towards
manufacturing employment. This sector has been contracting throughout the last
twenty year period. In recent times the main employer within the Bablake ward
(Jaguar Motors) has closed and as a whole manufacturing is reducing as a
proportion of the wider employment market. The Keresley Sustainable Urban
Extension has addressed this issue by focusing in on small scale employment
opportunities by way of office and workshop type provision in small units. This
accommodation is focused in the most accessible areas of the site allowing them
to become easily accessed by the wider Coventry population particularly those
inhabiting Holbrook, Radford and Exhall. The areas of potential employment
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development are set out in the accompanying Development Framework
document.
5.14 In addition it is also evident that city wide there is below average numbers of the
population who are self employed. The nature of the employment
accommodation provided in the Keresley Sustainable Urban Extension will
specifically provide for units suitable for those starting their own business. Such
accommodation is aimed at bolstering small business and providing purpose built
accommodation attractive to those first undertaking their own business
enterprise. The locations of the employment elements are key in making them
accessible to the widest possible workforce. Consequently the business elements
are located in the most accessible parts of the development so as to be serviced
by walking, cycling, public transport as well as vehicles. Again this is evidenced
in the Development Framework.
5.15 The Keresley Urban Extension does not propose to provide for large scale
employment activities. This reflects not only the reducing significance of the
manufacturing sector but also the fact that ProLogis Park, a strategic employment
location, is located immediately adjacent to the eastern boundary of the site.
This large scale employment site provides for a significant number of jobs which
take up a substantial proportion of the available employment market. It is not
intended to try to compete with ProLogis Park in the employment market but
rather to aim for a more specific and different type of employment more
consistent with the overall aim of encouraging those employed in the profession
sectors to locate themselves in the development. Providing small office space
which is appropriate to such professional small businesses based in the service
sector, will encourage residents to both live and work within the development.
The provision of specific office space suitable for small businesses in the service
sector is also complimentary with the housing objectives of providing executive
homes suitable for those employed in professional and managerial occupations.
Focusing on small business enterprises also reflects the nature of the Keresley
proposal not to rely on major infrastructure works capable of accommodating
substantial numbers of HGVs, but to provide an environment which is more
reliant on walking, cycling and use of public transport. Allied to this the site is
not well located relative to the major strategic highway network, unlike ProLogis
Park to the west, from which it is entirely segregated, and consequently it does
not lend itself to providing for the scale of industrial or distribution activity that is
now the norm. To introduce major road infrastructure capable of accommodating
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substantial HGV movements would undermine the design approach being pursued
and have significant consequences for the character of the area.
5.16 The type of employment development being proposed is important to sustaining
the concept of the development as providing opportunities for those professionals
and managers who potentially will also live in the development. It helps to
deliver a genuine mixed use development with significant opportunities for
residents to live and work on the site, minimising the number of trips necessary
off the site and maximising the sustainability credentials of the proposal.
5.17 In addition to on site provision the site is well located relative to the existing and
future employment areas in the city. It is adjacent to ProLogis Park and well
located relative to the series of strategic employment sites in the Whitmore Park
area of the city. It is also well located relative to major areas of the city centre
identified for regeneration, where it is envisaged that many of the new
employment opportunities will occur. Plan 39-1 in Appendix 7 identifies the
strategic employment and regeneration sites located close to the site, as well as
existing and proposed high quality public transport provision.
5.18 The site is also located in a position where new bus services can readily access
the city centre and the Major District Centre at Arena Park. The linkage with
Arena Park is particularly significant in it will allow for direct links with the new
railway station being proposed there, which in turn can allow for further links into
the city centre and beyond, including potentially the University.
5.19 The development of the Keresley urban extension will clearly have spin off
economic benefits by virtue of the increase in population in the area. As set in
the retailing appraisal (Appendix 1), the development will ultimately produce an
increase in population of around 7600 people. The retailing appraisal has given
an estimate as to how much expenditure that would add the local economy in
terms of both convenience and comparison shopping. This would equate to a
total level of expenditure of £34.6m (for 3500 dwellings). Whilst much of this
retail expenditure would be retained within the wider City of Coventry it will
clearly have knock on benefits for retailing activity in the locale.
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5.20 In addition the above only relates to retail expenditure and not other activities
such as leisure, sport and recreation, entertainment or other services. In terms
of overall wealth associated with the development a crude estimate can be based
on assessing average household income and applying it to the development site.
The average income for Bablake households in 2005 was £30,4635. If income
was assumed to increase at 2% per annum, and full occupation of the
development would not occur until 2026, this would give an average income of
each household of £46,171. This would equate to an overall income of residents
occupying the development of £161,598,500 based on 3500 dwellings.
5.21 Other employment opportunities can include targeting recruitment from the
existing unemployed in the local area. This can have two particular strands.
Firstly the significant number of construction jobs associated with a project the
size of the Keresley sustainable urban extension can provide for a proportion of
jobs which are targeted at certain elements of the existing population that do not
have access to employment. It could also include significant training
opportunities to learn new skills associated with the construction sector. The
targeting of skills and training opportunities at local unemployed people can have
a significant regenerative affect and allow for a marked change in economic
opportunities.
5.22 The opportunities given to both local residents and the wider employment market
through the substantial number of construction jobs associated with the project of
the scale envisaged at Keresley is a significant factor. The construction process is
likely to last for as long as 14 years and the provision of circ 3500 dwellings will
clearly require a large and well trained work force.
5.23 The use of targeted recruitment and training initiatives as part of the planning
process will ensure a proportion of the construction jobs are occupied by local
residents thus contributing towards economic regeneration in particularly the
Holbrook, Radford and Exhall wards. In addition it will help offset employment
losses elsewhere in the vicinity of the city resulting from the economic slowdown
and ongoing structural change to the economic base.
5 Based on CACI published by Coventry City Council
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Headline Data – Retailing
• The site will generate between £29.7m and £39.6m of retail
expenditure.
• Retail expenditure will grow as the site is developed but around £20m,
would be available by 2021.
• The development should be planned to accommodate a supermarket of
at least 2000 sq.m gross.
• The major local centre should also accommodate around 6 units of
between 100-200 sq.m each to accommodate comparison goods
retailing, café/restaurant and service uses.
• A Local Centre located west of Bennetts Road and south of Fivefield
Road would be convenient to both the Keresley site and areas like
Holbrook servicing around 6000 people.
5.24 The retail assessment contained in Appendix 1 sets out in detail the likely level
of expenditure available as a result of the development. It establishes that a
local centre, including a supermarket of 2000 sq.m gross, would be
accommodated without materially affecting any other existing town, district or
local centres in the area. It would also bring a new facility to the area as well as
jobs associated with the retail uses.
5.25 A separate smaller centre to the north adjacent to Keresley Newlands would
provide further ‘top up’ shopping facilities, helping to augment existing facilities
on Bennetts Road North.
5.26 The new local centre would be provided as early as possible in the development
of the urban extension (2013). This will ensure facilities will be available to serve
new residents as well as to provide additional facilities for the existing population.
5.27 The location, size and form of the retail provision and how it would integrate with
the site and wider area is set out in the Development Framework document.
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Headline Data-Education
• The proportion of the population with no qualifications is greater in
Coventry (31.4%) than in England (28.9%).
• The proportion of the community with no qualifications in the Holbrook,
Radford and Exhall wards is significantly greater than either the Coventry
or England position.
• The proportion of residents in the study area with qualification levels 3 and
4/5 is significantly below both the Coventry and England attainment.
• The Exhall ward attainment for qualification at levels 3 and 4/5 is only
14.8% in comparison with 27% for Coventry and 38.3% for England.
• Many areas of Holbrook and Radford have significant levels of deprivation
relative to education, skills and training with many areas in the lowest
20% nationally.
• Two large secondary schools are located close to the site in Coventry with
a further secondary school in Ash Green to the north east.
• Keresley Newland Primary Schools abuts the north-western site boundary
with in all 12 primary schools being located within 2 kilometres of the site.
• Capacity exists at secondary level within the President Kennedy, Cardinal
Newman and Ash Green Schools and at primary levels for the Keresley
Newlands School but capacity at primary level within Coventry is limited.
5.28 The site is well served by a range of education facilities. Two large secondary
schools within Coventry City Council’s administrative area are located
immediately to the south and east of the site. Both these schools are subject to
the BSF programme which will significantly improve the facilities on each site.
Both developments should be complete by 2013, a point when the first phase of
housing on the Keresley extension site should be completed.
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5.29 As things stand the President Kennedy School has spare capacity of in the region
of 100 spaces but there is less than 10 spaces available at the Cardinal Newman
Catholic School.
5.30 The most significant statistic relating to the study area is the clear deficiency in
educational attainment apparent within the wards of Holbrook, Radford and
Exhall. This is reflected in the Index of Deprivation where many areas of
Holbrook and Radford are identified in the lowest 20% relative to education, skills
and training. Whilst the proportion of residents with no qualification is high within
the study area, also of concern is the low level of attainment of higher order
qualification within levels 3 and 4/5. In Exhall only 14.8% of the population
attains such educational levels compared with 38% for England as a whole.
5.31 Allied to the above it is also evident that those secondary schools closest to the
site do not currently meet with national targets for GCSE passes. Whilst the
Cardinal Newman School has 43% is relatively close to the national average of
47.6%, both Ash Green School and President Kennedy School deliver
substantially below the national average (30% and 25% respectfully). The
relatively poor level of education qualifications within the existing community in
the study area is therefore compounded by secondary schools which are
delivering results which again do not compare favourably with the national
average. Such characteristics are unlikely to change the poor level of educational
attainment evident in the study area.
5.32 The Keresley Sustainable Urban Extension will provide two new primary schools
on site. However it is not anticipated that a further secondary school will be
delivered as part of the direct physical development of the site. Consequently
new pupils at secondary level will need to be accommodated within existing
secondary schools. This has potential for spin-off benefits if the development
comes forward in the format envisaged, whereby a significant proportion of
development is aimed at retaining/attracting those in the professional classes
who may otherwise be leaving the city. The introduction of this more affluent
component to the local area will alter the predominant intake of secondary school
in the vicinity of the site. In particular by changing the make-up of school intakes
there is likely to be an improvement in general attainment. This is turn makes
the schools more attractive to those wishing to ensure the best education
provision for their children. Such an approach could help to end the cycle of low
attainment in education which is a characteristic currently of the sub-area,
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whereby the local population currently has limited education attainment, and that
the secondary schools have similarly low academic success.
5.33 In terms of primary schools provision the two schools on site provide the
opportunity to develop bespoke contemporary school buildings containing the
most appropriate facilities for modern teaching methods. These new schools will
provide an alterative to the exiting primary school provision in the area.
5.34 It is also evident that the nearest primary school to the site, Keresley Newlands,
has significant amounts of existing capacity available. This is turn could be
utilised by residents of the Keresley extension which would in turn have the
potential to bolster existing education attainment. Currently the Keresley
Newland School is ranked 103rd out of the 155 primary schools in Warwickshire.
Consequently there is potential by virtue of changing the predominant school
intake, to improve education provision at Keresley Newlands School which will be
fostered as a result of the Keresley extension.
5.35 The development of the Keresley extension and its associated new intake of
population represent an opportunity to break the on-going under achievement of
residents within the study area in regard to education attainment. By supporting
the development of the site for in particular occupiers engaged in the
professional/managerial sector, will as a consequence alter the predominant
social profile of the school intake at both secondary and primary level. This has
the potential to improve attainment across the board with spin-off benefits to the
existing population of the study area.
Headline Data – Open Space
5.36 The Coventry Green Space Strategy splits the study area between the north-east
sector (Radford and Holbrook wards) and north-west sector (Bablake ward) and
as a consequence is of little use when determining deficiencies across the wider
area. A ward based assessment is therefore more appropriate.
• Holbrook ward identified in the Green Space Strategy as having under-
provision of parks and open space and allotments with high provision of
grass pitches.
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• Radford ward is identified as having a deficiency across all types of open
space.
• Bablake ward is identified as below standard provision of parks and open
space but high provision of natural green space, grass pitches and
allotments.
• The Coundon Hall Park and sports pitch site abuts the south-western edge
of the Keresley extension site.
• The ProLogis Country Park is located 800 metres to the east of the
Keresley extension site.
• Numerous private sports ground are located within and immediately
adjacent to the Keresley extension site.
5.37 From the above it is evident that the differing wards within the study area have
differing requirements for open space. As may be expected the Bablake ward
contains substantial amounts of natural green space as well as grass pitches.
However there is a specific need for parks and open space in all parts of the study
area. The Keresley extension provides the opportunity to address this in-balance
by providing substantial new areas of public open space. The proposal retains
existing John Healey Golf Centre and Coventry Colliery Sports and Social Club
within the development. The Coventry Colliery site is to be integrated within a
wider and much more substantial area of public open space incorporating existing
woodlands with links into the adjacent rural area. The Keresley extension
provides a very significant opportunity to provide not only for the needs of new
residents within the residential environment but also to provide very substantial
additional facilities for the existing population which borders the site. The design
led approach of the Keresley extension ensures that green networks/corridors
permeate throughout the development linking substantial open spaces. These
provide not only wildlife corridors but physical linkages between major open
spaces and links into the existing urban area.
5.38 The site also benefits from close proximity to Coundon Hall Park and associated
sports pitches. It is already established that the Bablake ward, within which
Coundon Hall Park is located, has substantial amounts of sports pitches. The
existing Coundon Hall facility will also be of significance for residents of the new
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Keresley urban extension in that the topography of the development site means
that large scale provision of sports pitches is likely to be problematic without
substantial changes to ground levels which in turn would disrupt the existing
character of the area. Consequently the existing sports pitches located at
Coundon Hall Park and Coventry Colliery Sports Club will both be important in
meeting with those specific sporting requirements associated with the new
development.
5.39 Also of note is the proximity of the ProLogis Country Park. This significant facility
is located within 800 metres of the Keresley extension site. It provides
substantial areas of natural grassland in the form of a country park as well as
substantial areas of water and areas of nature conservation interest. The Country
Park is publicly accessible and provides a large area of natural environment within
which a range of recreational activities can take place. It is directly accessible to
the Keresley extension site.
5.40 It is also notable that within the vicinity of the site there are substantial areas of
private sports pitches. In particular there is the Keresley Rugby Club located
immediately north of the site whilst the Corley Cricket Ground is also within 200
metres of the north-westerly site boundary. Both these clubs provide sports
pitches and in the case of Keresley Rugby Club floodlit areas for training.
5.41 Keresley Newlands itself contains a substantial recreation area 450 metres east of
the Keresley extension which also sites a substantial community building.
5.42 The existing secondary schools which adjoin the site are also provided with
substantial areas of playing fields. There is potential for the increased use of
these areas which could be facilitated as a result of links with the Keresley
extension proposal. The secondary schools also contain their own indoor sports
facilities. Both schools have indoor swimming pools as well as sports halls and
associated facilities.
5.43 The principle areas of open space are identified on plan 26-1. This establishes in
particular the substantial areas of open space associated with Coundon Hall Park,
the John Healey Golf Driving Range and playing field associated with the Cardinal
Newman Secondary School which are concentrated towards the south-west of the
site. The design of the Keresley extension allows for integration of these major
recreational facilities into the wider landscape framework for the development. It
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also supports the contention that the major open spaces to be provided within the
site should be located towards the northern portion of the Keresley extension site
focused on Hounds Hill. Here the topography and existing substantial woodland
lend themselves to a major open space which can provide for a wide range of
recreational needs whilst maintaining the most valued characteristics of the rural
area. It in turn links via the public footpath network into the wider rural area to
the north and west. This major open space resource will provide a facility for
much of the north west of Coventry and in particular the Keresley Newlands
settlement.
5.44 The illustrative design emerging for the Keresley extension has the provision of
open space as an integral strategic item which is informing the basis of the whole
Masterplan. This will be subject to substantial consultation during the course of
the LDF process and subsequent planning applications. The opportunity for all
stakeholders and residents to input in to this process will be a fundamental
element in coming up with the overall design. Consequently whilst the
Masterplan associated with the development as it currently stands gives an
indication of the likely provision of open space, this will be subject to amendment
during the course of the development of the design and as a result of the
consultation process.
Headline Data – Health
• A clinic and Doctors Surgery is located immediately adjacent to the north-
eastern boundary of the site.
• A new build medical centre has been constructed at Keresley Green 550
metres to the south of the site providing two Doctors practices, minor
operating suite and conference facilities.
• The proportion of the population reporting a limiting long term illness in
Holbrook, Radford and Bablake are all in excess of the average for
Coventry as a whole.
• There is greater mortality as a result of circulatory diseases for residents
within Radford (133.9 per 100,000 population) and Holbrook (116.3 per
100,000 population) than either that for Coventry (103.5 per 100,000
population) or England and Wales (91.2 per 100,000 population).
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• Areas of Radford and Holbrook have been found to be in the 20% most
deprived within England and Wales.
5.45 The Keresley extension provides an opportunity to address a range of health
issues which have already been identified in the Coventry Health Impact
Assessment6. The Health Impact Assessment identified nine characteristics which
will be utilised in assessing City Council Development Plans and their implications
for health. These nine issues are as follows:
1. Opportunities for daily physical activity
2. Adequate green space
3. Access to healthy food
4. Opportunity to be involved in decision making
5. A welcoming safe living environment
6. Employment and activity access to jobs
7. Opportunities to be social and to be alone when wanted
8. Warm safe homes
9. Easy access to key services including health services
5.46 The Keresley Sustainable Urban Extension provides key links to each of the nine
criteria identified above.
5.47 As stated in the previous chapter the development will be providing for
substantial areas of open space which will be accessible to existing residents in
the surrounding urban area. A key element of the design is to enhance linkages
between existing open spaces and those now proposed to be created in the
Keresley urban extension. This could include a range of recreational spaces as
well as routes to encourage physical exercise including such items as trim trails.
The proposal looks to provide an environment whereby all dwellings have ready
access to services within walking distance. This would encourage physical activity
and it would negate the need of use of a vehicle for many trips and will be a
fundamental part of the Travel Plan set out in the WSP report.
5.48 As part of the open space provision it is intended to provide areas of allotments
which will give residents access to their own food produce. The Bablake ward has
6 Produced by Coventry City Council December 2008.
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
already been identified as being over provided for by way of allotments but both
Holbrook and Radford have an under-provision. An integral part of the open
space strategy for the Keresley extension will be the provision of areas of
allotments suitable for residents.
5.49 As part of the Development Plan process and subsequent planning application a
range of consultation events will be pursued. This will allow local residents to be
directly involved in the development of the Keresley extension and thus involved
in the decision making process. Ultimately any decision on a planning application
will be made by Members of Coventry City Council’s Planning Committee.
5.50 An integral element of the new development is to provide a high quality
environment well designed to minimise the threat of crime. As the scheme
develops there is opportunities for ensuring that detailed design maximises such
matters as passive surveillance and ensures that opportunities for crime are
wherever possible designed out of the proposal.
5.51 The development will provide for direct employment via jobs in retailing,
education, community and office uses. These will be located at the most
accessible locations within the development thus ensuring their accessibility to
residents in neighbouring existing settlements. In particular public transport
linkages will ensure that residents in Radford, Holbrooks or Exhall wards can all
gain access to these forthcoming opportunities. In addition due to the location of
the site on the fringe of these areas access by walking and cycling is an integral
element of the proposal. The site immediately abuts Keresley Newlands whilst to
the south and east is in close proximity to existing residential development in
Holbrook and Radford.
5.52 The Keresley urban extension will clearly be providing new homes in a range of
designs, types, sizes and tenures. They will be built to the highest standard with
a view to securing reduced energy use and maximising benefits of such matters
as solar gain, advantageous orientation utilising the topology of the site and use
of insulation to minimise energy use. This will ensure that the new residential
development will provide warm, safe and efficient homes available in a range of
tenures and meeting various needs.
5.53 The design approach has been to give easy access to the community hubs where
there is potential to provide health services. Notwithstanding this it is clear that
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
the site is already catered for by way of Doctors surgeries, clinics and other
facilities. The new build medical centre at Keresley Green, which was completed
in 2006, provides an up to date high quality health facility. It is not intended to
compete with this existing facility but where necessary additional health provision
could be made available via the community hubs.
5.54 The planning benefits associated with the Keresley extension will clearly be of
importance in addressing many of the health issues identified in Holbrook and
Radford in particular. The development of new public open space and
recreational facilities will clearly be a significant factor in providing for
opportunities for increased activity and exercise. In addition there are hopes that
the aspirational nature of much of the residential development in the Keresley
proposal will have benefits for those residents in surrounding communities
making life style choices.
Headline Data – Crime
• The site falls in an area defined as the most 20% deprived relative to
crime and disorder in England.
• Some areas of Holbrook and Radford are in the 10% most deprived areas
relative to crime and disorder in England.
• The Keresley North and Newlands area in Exhall is in the 10% most
deprived areas relative to crime and disorder.
• Five of local super output areas in Bablake show a fall of over 1000 ranks,
between 2004-2007 relative to crime and disorder.
5.55 The Bablake ward shows a relatively higher level of crime and disorder when
assessed against the key Index of Multiple Deprivation when considering its
location on the fringe of the Coventry urban area. The design of the Keresley
urban extension must ensure that opportunities for crime are minimised. This will
need careful consideration from the initial analysis of the layout to ensure that at
a basic layout level such things as escape routes for criminals, areas of
unobserved open space, blind spots or poorly overlooked public routes do not
feature as part of the design. Ensuring that the new residential development is a
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
safe as possible as well as making anti social or criminal behaviour as difficult as
possible will be a key objective of the design process.
Headline Data – Regeneration
• Areas of Radford and Holbrook are identified as being Priority
Neighbourhoods and subject to regeneration funding.
• Most of the site and surrounding area is in the North Coventry and
Nuneaton Regeneration Zone and therefore the wider area is recognised
as requiring regeneration.
• Areas of Holbrook and Radford are in the 20% most deprived in England.
• Areas of Exhall are in the 30% most deprived in England.
• Holbrook North was subject to a Neighbourhood Plan and subject to
Neighbourhood Renewal funding.
5.56 The preceding paragraphs have identified that there is a substantial need to
regenerate areas of Holbrook, Radford and Exhall. Previously this had been
subject to regeneration initiatives such as the North Holbrook Neighbourhood
Plan. A plan of the Coventry Wards and Priority Neighbourhoods set out in
Appendix 8 identifies the priority neighbourhoods.
5.57 Also of significance is the Coventry and Nuneaton Regeneration Zone. This
regeneration project funded by Advantage West Midlands and looks to create
conditions for vibrant and sustainable communities which embrace the
technology, innovation and cluster agendas. The regeneration has funded such
resources as the hub resource centre on Bayton Road Industrial Estate which
provides a range of training particularly in ICT and environmental issues. In
addition the Building Sustainable Neighbourhoods programme is a community
regeneration initiative supporting disadvantaged communities within Nuneaton
and Bedworth. This includes providing advice on environmentally related topics,
funding, commissioning of works and project management of contracts Grants of
up to £10,000 can be provided to deliver community based projects. In addition
there are opportunities for local communities facilities to gain improved energy
efficiency via grants from the BSN Carbon Footprint Fund.
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
5.58 Notwithstanding these regeneration initiatives it is evident that much of the area
surrounding the Keresley urban extension site has changed relatively little in
recent times. Within Keresley Newlands development in the last twenty years
has largely been associated with the former Colliery site, now developed for
ProLogis Park and two areas of residential development to the south of Exhall
Road. However in 2008 planning permission was granted for a residential
development on land located between Bennetts Road and Exhall Road for a new
residential development of 137 dwellings together with associated roads,
landscaping and associated works. Whilst this development has yet to commence
it does represent an opportunity for new residential development in the Keresley
Newlands area which has been limited in the recent past.
5.59 Within the Coventry administrative area there are a number of regeneration
programmes. Of those applicable to the Keresley extension site there is the
Neighbourhood Renewal Fund which operates through the Coventry Partnership.
This provides access to a number of regeneration funding regimes.
5.60 The Keresley urban extension has opportunities to feed into regeneration
programmes. In particular as has already been identified the construction phase
of the development will provide a significant number of opportunities in terms of
providing the appropriate workforce and also link with training opportunities. It
will be anticipated that the Section 106 Agreement associated with the
development of the Keresley urban extension will deliver targeted recruitment
and training initiatives focused of those areas of Coventry and Exhall which are in
greatest need. The construction programme could last for up to 14 years.
Opportunities will exist directly on site as well as linkages with local colleges and
other regeneration training initiatives to allow for local people to gain the
necessary skills to become part of the construction workforce.
5.61 In addition there may be opportunities to link employment opportunities on the
site with existing back to work initiatives. This could help in ensuring
employment opportunities coming forward as a result of the development will be
targeted on the local area and deliver real employment opportunities for local
people. Linkages with local Job Centre Plus initiatives and the Construction
Employment Unit and the Local Jobs for Local People initiative will need to be
forged as the project develops.
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
6. CONCLUSIONS
6.1 The Keresley Sustainable Urban Extension is located on the fringe of North West
Coventry immediately adjacent to areas which have a number of social and
economic problems. The Coventry wards of Holbrook and Radford and the Exhall
ward within Nuneaton and Bedworth Council’s area all show characteristics of
areas in need of transformation.
6.2 It is also evident that within the study area existing housing stock is polarised
towards terraced and semi detached accommodation. There is an under provision
of detached accommodation suitable for families, who may otherwise be leaving
the city altogether in search of the accommodation they require. The Keresley
urban extension has the opportunity to provide detached dwellings within a high
quality mature landscaped setting which is likely to be more attractive to those
more aspirational members of the community. In addition the range of house
types, sizes and tenures which will be available within the circa 3500 dwellings at
Keresley will also help meet existing need for younger people within the Radford
and Holbrook ward and the aging population in Bablake.
6.3 It is also evident that both in Coventry as a whole but in the study area in
particular there is a lack of representation from those people engaged in
managerial or professional occupations and an over predominance of people
employed in manufacturing, machine operation and elementary occupations. The
Keresley Sustainable Urban Extension provides the opportunity to address this
shortfall by broadening the mix of the community, particularly those engaged in
management and professions. This will be both via the type of accommodation
provided within the residential environment and also the mixed use components
which will provide for a range of employment activities in their own right.
6.4 The provision of executive and family housing within the Keresley urban
extension meets the strategic housing need identified for the North Coventry
Area.7 In addition it will be a key factor in developing the type of environments
which will help reduce the polarisation of the Major Urban Areas resulting from
out migration of the most affluent and footloose families. This is one of the
7 See the Coventry Strategic Housing Market Assessment.
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
overarching objectives of Regional Planning Policy in the West Midlands and the
urban renaissance agenda set out in the Regional Spatial Strategy.
6.5 The recognition that there is a need to provide for high value homes to retain
such families within the city is set out in the Council’s Core Strategy. However
the Keresley site provides the significant advantage compared with many other
redevelopment sites within the city in that it can provide for a mature landscaped
environment with major areas of open space and linked into the wider rural area,
which many urban sites cannot. Consequently the Keresley site can help deliver
a substantial proportion of the Council’s requirement for high value homes and so
contribute towards retaining aspirational groups within the city.
6.6 The Keresley Sustainable Urban Extension does not provide for large scale
employment activities such as those already found on ProLogis Park or other
strategic employment sites in the vicinity. Instead a specific employment niche
has been targeted associated with the likely target population. Consequently the
employment element within the Keresley extension is focused towards the likely
occupiers of such accommodation so as to provide employment opportunities
enabling people to live and work within the site. In addition there are
opportunities to link employment provision within the Keresley urban extension
with those existing regeneration activities taking place within the wider area. A
range of jobs will come forward associated with the retailing, community and
office floorspace which will be part of the mixed use proposal and measures need
to be developed to ensure they will be available to the local community.
6.7 In addition the development of around 3500 dwellings in a new residential suburb
will significantly increase the amount of income being brought to the area. This
could be in the region of £161,600,000 once the development is complete.
6.8 It is clear that there are substantial parts of the existing community adjacent to
the site who have limited educational attainment. In addition two of the three
secondary schools located closest to the site are falling below the national
average in terms of delivery of GCSE passes. The combination of a relatively
poor attainment from exiting schools, as well as the existing low level of
qualifications within the existing community, could represent a significant factor
in the deterioration of the north-west part of Coventry and the adjacent area of
Exhall. The new population that will result from the Keresley extension will be a
significant factor in altering the predominant existing intake of the secondary
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
schools in the vicinity of the site. This step change could be significant in helping
to improve educational attainment in existing schools both by virtue of the new
population and via increased aspirations of the existing population.
6.9 Whilst some capacity exists at the Keresley Newlands Primary School, which is
located immediately adjacent to the site, the development will provide for two
bespoke contemporary schools at primary level. These new schools will provide
an alternative to the existing primary school provision in the area.
6.10 The wider area surrounding the site lacks public park provision. However it is
evident that a number of sports pitches in particular are provided both via private
clubs and the Coundon Hall Sport Pitch site which abuts the south-western edge
of the Keresley extension. Consequently the Keresley urban extension
concentrates on delivering substantial areas of new public open space linked via a
strategic landscaped network permeating through the site and into the wider rural
area. Opportunities exist to open up the playing fields associated with the
existing secondary schools which adjoin the site, as well the wider sports facilities
available therein.
6.11 The Development Framework supporting the sustainable urban extension has
identified various substantial areas of open space on the northern portion of the
site focused on Hounds Hill. Linkages between existing areas of substantial
woodland are integrated within the design and will provide for major public open
spaces capable of accommodating a wide range of recreational needs, whilst
maintaining the most valued characteristics of the area.
6.12 The Keresley Sustainable Urban Extension addresses a range of health issues
which have been identified by Coventry City Council in its Health Impact
Assessment. These include the provision of open space, opportunities for daily
physical exercise, new employment and access to jobs, as well as opportunities to
be involved in the decision making process. The existing area of north-west
Coventry is already served by good health facilities including a Clinic and Doctors
Surgery immediately adjacent to the site and modern purpose built facility at
Keresley Green. There may be other opportunities to provide for health care
within the community hubs emerging in the Development Framework.
6.13 The area adjoining the site is identified as being impacted upon as a result of
crime. The development of the Keresley Sustainable Urban Extension will ensure
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Keresley Sustainable Urban Extension Social, Economic and Environmental Issues
that opportunities for crime are minimised. The careful consideration of the
Development Framework will ensure that new residential and mixed use layouts
inhibit opportunities for criminals and restrict the likelihood of anti-social
behaviour. These elements will continue as fundamental elements of the design
progresses.
6.14 Much of the area surrounding the site is identified in the North Coventry and
Nuneaton Regeneration Zone. In addition other areas of the city have been
identified as requiring regeneration including the Holbrook North and the Radford
areas of the city. There is an opportunity to tie in the Keresley extension into
regeneration initiatives currently taking place. The development itself will deliver
substantial numbers of new jobs both in terms of the employment areas within
the site, but also in the substantial construction programme that would last for in
excess of 15 years. Appropriate linkages must be made between the various
services associated with regeneration and the development of the site itself, and
these links will ultimately be secured by the Section 106 Agreement.
6.15 The Keresley Sustainable Urban Extension provides the opportunity to address
one of the key aspects of regional policy, namely Urban Renaissance. It has the
potential to address many of the key concerns resulting from the polarisation of
many urban areas by providing a mix of accommodation able to meet the needs
of the city but also likely to prove attractive to those families who may otherwise
relocate outside the city. It also has the opportunity to contribute towards the
regeneration of adjoining communities, providing new jobs, open space,
education and retailing facilities.
BIR.2588 Page 57
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