COMMITTEE REPORT

Application Ref. 14/01186/OUT

Applicant St Modwen

Reason for Referral to Committee

• Scale of Development • Objection from Parish Council • Objection from Ward Members

Case Officer and Presenting Officer Jay Singh

Site Address Meon Vale (Former Engineers Resources Depot), Campden Road, Long Marston

Description of Proposals

Outline Planning Application (with means of access) for the development of up to 550 dwellings Use Class C3/C2 (Use Class C2 not to exceed 85 dwellings); a one-form entry Primary School (Use Class D1) with associated open space; a leisure village comprising up to 300 units of self-catering lodges and holiday homes (Use Classes C1/ C3), ancillary facilities building(s) to incorporate reception and administration facilities (Use Class B1a), entertainment areas (Use Classes D1 / D2) and retail uses (Use Classes A1 / A3/ A5), a touring caravan and camping site with up to 80 pitches and ancillary facilities building; the creation of landscaping, open space and ecological habitats; new accesses for vehicles, pedestrians and cycles; new internal highways; car and cycle parking; sustainable drainage measures, including storage ponds for surface water attenuation; provision of utilities infrastructure; earth works and all ancillary enabling works including demolition of buildings and structures and ground remediation.

Description of Key Site Constraints

� Gas Consultation Zone � Flood Zone 2 and 3 on part of the site � Rail link to Stratford on Avon Safeguarded for Transport � Vale of Evesham Control Zone � Adjacent to the AONB � Nearby Heritage Assets (Listed Buildings) � Protected Species � Landscape Features (Trees) � Nearby Residential Properties � Local Highways Infrastructure

Summary of Recommendation

� Grant subject to the completion of a S.106 Legal Agreement � GRANT SUBJECT TO S.106 LEGAL AGREEMENT, RELEVANT

PLANNING CONDITIONS, INFORMATIVE NOTES.

Background: The application site forms part of the former Ministry of Defence Central Engineer Resources Depot (190 hectares) which was closed in 1999 and is now known as ‘Meon Vale’. In 2010 planning permission was granted for, amongst other things, up to 80,000 sq.m of commercial storage space (retention), rail storage enterprise (retention), up to 500 dwellings (class C3), new leisure village with 150 holiday homes and 150 self catering lodges (class C3), touring caravan site with up to 80 pitches, central facilities leisure buildings, associated landscaping, retention of employment land and new roundabout access to Campden Road under application reference 09/00835/FUL (subsequently varied by 12/00484/VARY). This permission granted a master plan approach to the development of the site (190 hectares). In granting the 2010 permission, the Council concluded that the proposed mixed-use development comprising residential, leisure and employment had the potential to deliver a sustainable new community within the site. In 2012/13 Reserved matters applications (access, layout, scale, appearance) were granted for various elements of the scheme, as well as matters required by the associated s.106 legal agreement for the 2010 permission (as varied), which are now completed or under construction and include: � 302 Dwellings (under construction); � New leisure centre; � New community building; � New retail store; � Central square; � Sports pavilion; � Sports pitches; � Play facilities; � Greenway link; � Allotments; � Woodland areas; � Associated infrastructure buildings; � Car parking; � 30 tent pitches (to be relocated); and � 30 caravan pitches (to be relocated).

It is noted that the previously approved leisure village comprising 150 self catering lodges and 150 holiday homes has not yet been implemented. Other than the changes proposed by this application, the other main elements of the approved master plan (2010), including the remaining 198 dwellings which benefit from outline consent, and the retained employment area to the south of the site are indicated by the applicant to be retained and implemented in accordance with the approved masterplan.

Site Description The site context and description is considered in extensive detail within the supporting Environmental Statement. By way of a short summary: The application site (redline boundary) covers 98 hectares of a wider site of 190 hectares. The site is bounded to the east by the B4632 Campden Road, to the north by Station Road, to the south by industrial units, hardstanding and access road and open countryside, and to the west by the Honeybourne Branch Rail Line, and beyond this the Long Marston Road and open countryside. The prominent feature of Meon Hill, which is a Scheduled Ancient Monument, lies to the south east. The site lies in close proximity to Gloucestershire and Worcestershire and the districts of Cotswolds and Wychavon respectively. None of the application site lies in the Cotswolds Area of Outstanding Natural Beauty (AONB). However the AONB lies just beyond the south-eastern corner of the application site. Beyond the northern boundary is a Grade II Listed Building ‘Long Marston Grounds’ and adjacent to the north-eastern boundary are two residential dwellings accessed from Station Road. The site lies approximately 6 miles south of Stratford upon Avon town centre, and between the villages of Long Marston and Lower and Upper Quinton. The Greenway (pedestrian and cycle link to Stratford upon Avon) runs along the route of the former railway from north through the site. The site is located within the Vale of Evesham Control Zone and High Pressure gas pipelines surround the site. A small area of the site, on the northern boundary, lies within Flood zones 2 and 3. As stated above, the site is currently being developed in accordance with the previously approved masterplan which means there is new housing and significant supporting infrastructure already within the site as part of the wider mix of existing land uses encompassing residential, employment, leisure, community, open space and woodland. The main access into the site is from Campden Road via a four arm roundabout. There are also 2 accesses in to the site from Station Road, the first being located to the north-western corner (also serving the rail storage business) and the second being located to the northern-eastern corner which is not currently in use. There is a further access to the south leading to existing industrial units that is also not in use.

Description of the Proposals:

The proposal comprises a mixed-use development which seeks to build upon the previous planning permissions within the site with the introduction of new uses. The application site (98 hectares) forms part of the land that was granted permission previously as part of the overall/wider master plan for the former depot site (190 hectares) in 2010. This proposal represents an amendment to the original masterplan involving the relocation of the leisure village, and proposing, the following in addition to the development granted planning permission within the site already: � A new-one form entry Primary School; � Up to 550 dwellings; and � A new facilities building to serve the re-located leisure village.

This proposal is detailed as follows: � Up to 550 dwellings (use class C2/C3 – Use Class C2 not to exceed 85

dwellings), including 35% that will be affordable – this is in addition to the 500 previously granted within the site and would be located where the leisure village was previously sited in the 2010 masterplan. The housing mix would include 1-4 bed dwellings meeting a minimum of code level 3 of the code for sustainable homes. 5% of the total number of proposed (C3) dwellings would be reserved for workers employed by the adjacent employment uses.

� A leisure village comprising:

- up to 300 units of self-catering lodges and holiday homes (use class C1/C3);

- Ancillary facilities buildings (up to 1000m2) to incorporate reception and administration facilities (use class B1a);

- Entertainment areas (use class D1/D2); - Retail uses (A1); and - A Caravan and camping site with up to 80 pitches (sui-

generis) and ancillary facilities building;

The supporting plans indicate the leisure village would be relocated to the western part of the site which is part brownfield and part greenfield land (indicated on the 2010 masterplan as being part of ‘Motorail’ - a railway related enterprise). The components of the proposed relocated leisure village are largely the same as previously approved with the main changes being the proposed mix of self-catering lodges and holidays being more flexible (but not exceeding 300 in total as previously approved), the introduction of a new 1000m2 facilities building and introduction of a camping site.

� A one-form entry Primary School with associated open space (access via

existing access from Camden Road and from Station Road). � The creation of landscaping, open space and ecological habitats; � New accesses for vehicles, pedestrians and cycles including new vehicle

access from Station Road located to the northern boundary for the proposed 550 dwellings and improvements to the existing access from Station Road located to the north-western boundary to serve the proposed leisure village as well as off-site highway improvement works;

� Associated infrastructure and enabling works including new internal highways, car and cycle parking, utilities, demolition of buildings and structures, ground remediation and changing of levels and earth works; and

� Sustainable drainage measures including storage ponds for surface water attenuation.

Proposed Delivery Programme The indicative delivery programme for the proposed development is indicated to span approximately 8 years. If commenced in late 2015, completion is proposed by 2023. The proposed dwellings are indicated to be completed at a rate of 50-100 per year, with first occupation of completed dwellings expected in 2016. The proposed holiday accommodation would be completed in the period up to 2023 and it is expected that construction of the proposed school would be constructed at the same time as the dwellings. The supporting Design and Access Statement sets out an indicative 7 stage phasing plan for the delivery of the proposed development including timing for the relevant infrastructure.

Applicant’s Supporting Documents Summary provided by applicant The current planning application is for both new, additional development, and the relocation within the site of some of the development that has been approved previously. The planning application was submitted in April 2014, complete with a suite of technical information including an Environmental Statement. Mindful of the range of local facilities and community infrastructure at Meon Vale, including a shop, village centre, leisure centre, all weather pitch, play area, skate park and sporting pitches, and existing employment development, St Modwen considers that the site represents a sustainable location for new housing, school and leisure development. The existing permission is already delivering new homes towards meeting the District’s housing requirement and significant leisure, retail and community facilities have been provided. St Modwen considers that the Council should support the planning application for the following reasons. The site is an extensive area of previously developed brownfield land, the redevelopment of which in a sustainable form would be entirely in accordance with the National Planning Policy Framework. In the context of the approved Development Plan policy, the Council has previously granted planning permission for 500 homes, leisure accommodation and central facilities at the site, against the background of a specific consideration of the proposal’s compliance or otherwise with CTY.18 and as to whether or not the proposed development was sustainable. The implementation of the development and the consequences of it in terms of the sustainability of the general location have also been specifically considered by an Inspector and the Secretary of State in a very recent appeal in relation to a contiguous site at the SIMS Metal Works. Both the Inspector and Secretary of State took the view that the location, having particular regard to the existence of the permitted and implemented St Modwen development, should be regarded as a sustainable location as defined in the Framework.

In the Emerging Core Strategy the site continues to be identified in draft Policy AS.11 as one of a small number of large rural brownfield sites suitable for redevelopment. Policy AS11 adopts a similar approach to Policy CTY.18, with the same range of uses identified as being appropriate. Both the leisure and residential aspects of the current proposals are compliant with adopted and emerging policy. Housing evidence submitted in support of the current application demonstrates that there is a very substantial need for both market and affordable housing. To accept the provision of housing within the site, would be consistent with the approach taken earlier, when Members granted the 2010 outline permission. We also note that the Council does not have a 5 year land supply, based upon the view of the Planning Inspector in an appeal issued on 3rd November 2014. The Inspector took account of the Council’s published housing land supply position. By applying the criteria within both the adopted and emerging policies, there is justification for the provision of holiday accommodation and housing. Collectively these form a sustainable neighbourhood, where within walking distance, residents will be able to use a local school, visit the leisure centre, enjoy walking and cycling on the Greenway, use the local shop and village hall or potentially be employed or make use of “remote working” space. A change to the existing bus route for service numbers 21 to 25 has extended this service into the site, which has further enhanced its sustainability. The bus route connects the Meon Vale site with Stratford town centre, Chipping Campden and other Cotswold villages. Building such a sustainable community is entirely consistent with the policies of the Development Plan and the Framework. In equal measure, a shop, leisure centre, all weather pitch, play area, skate park and sporting pitches, provide onsite resources for those staying within the holiday accommodation or visiting the site. Having regard to the fact that there is an emerging Core Strategy, it is appropriate to consider the extent to which the proposals might be supported by Members, in advance of the approval of the emerging Core Strategy. We note that the Core Strategy has been submitted to the Secretary of State and was subject to examination in January 2015. The PPG advises that limited weight can be attached to a Strategy given the amount of objections made to it and with the Inspectors Report outstanding. However, this must also be balanced in this instance against the fact that the emerging Core Strategy positively supports the redevelopment of the site for the development proposed. The Inspector has indicated that he will publish his interim findings on 20th March 2015 and we anticipate that Officers will provide a verbal update at Planning Committee. Since April, the proposals have been revised to take account of earlier consultation responses, and the Applicant has been keen to work with officers and consultees to address earlier comments; for example changing one of the site access points on Station Road has responded positively to comments made in respect of built heritage. Off site highways works have been agreed with County Council officers and a package of highways improvements will form part of any planning permission granted. With regard to the above summary, the Applicants respectfully request that Members approve this application.

Agent Letter Dated 11 December 2014 (summarised by officers) A further letter provided by the applicant setting out additional information/clarification in respect of the objections raised by Cllr Brain. General QC Opinion concludes proposals comply with both adopted and emerging policy, the existing permission for 500 homes demonstrates that the site is a suitable location for housing as endorsed through Core Strategy Policy AS.11. Policy AS.11 refers to account being taken of the Masterplan for the site. We note that the ‘Masterplan’ was submitted for the site (09/00835) was illustrative. The new planning application includes an updated Masterplan. Leisure Supporting Savills report details marketing exercises and how the site could be arranged to address some of their findings to enhance the prospects for securing an operator. The Council leisure consultants do not suggest that an operator cannot be attracted but recommend review earlier restrictions. Future operators are more likely to be attracted to the site, alongside the physical changes St Modwen have proposed i.e. providing a separate access to the holiday accommodation and locating it away from the onsite industrial uses, with an additional building comprising ancillary services for those residing in the holiday accommodation. St Modwen committed to the leisure elements of the scheme. Meon Vale comprises a substantial area not less than 61.43ha of land that is given to sports, open space, play areas and pitches. Residential development proposals that form part of this planning application amount to only 20.35ha and the leisure village is 28.73ha. In addition, the above leisure facilities within the overall site have been delivered first, leading the way, and being followed by housing development, and therefore we are firmly of the view that the proposals are ‘leisure-led.’ Archaeology WCC Archaeology (response dated 06.11.14) do not see this ridge and furrow land as constraint to development and raises no objection to the proposals. Ecology We do not believe the evaluation of this grassland requires modification. This would be compensation for the partial loss of the existing grassland G2. WCC Ecology do not object to the planning application. Ground Nesting Birds The bird species listed were not identified nesting on the site during update surveys in 2014. Interest of these fields appears to have declined since the surveys in 2008 were undertaken, but this is most likely a result of changing farming practices. Grassland creation and restoration will encourage the species listed to nest again which is a benefit.

Water Vole/deferred Local Wildlife Site Design principles have been agreed with Natural England, the Environment Agency and Stratford District ecologist to ensure that existing water vole habitats are retained and protected, indeed, the wetland creation should benefit the important population at the site. The site is not a Local Nature Reserve (as suggested by Cllr. Brain) - it is a ‘deferred Local Wildlife Site’. The site meets the selection criteria for Local Wildlife Sites in Warwickshire. It would continue to do so if developed as proposed in conformity with CS Policy CS.7. Overall Ecology Impact Using WCC Biodiversity Offsetting Metric, proposal would result in biodiversity gain by creating new habitats of greater value than those that are lost, and management and enhancement of those that are retained to increase their value, leading to an overall benefit of the proposals. Employment Johnson Vellen’s failure in 2012 was a significant blow and resulted in the loss of 300 jobs, 300,000 sq ft of industrial space and 10 acres of open storage being handed back to St Modwen by the administrators. The failure of the business was of no fault of St Modwen. All this space was subsequently re-let by the end of 2013. The site is 98% let. 200 people employed on site which includes seven new staff members employed by St Modwen to run the leisure centre. The shop has been let and is now open employing a further six people. Wide variety of people are employed on site. Motorail’s occupation is under a 15 year flexible lease. Under the current proposal, Motorail will remain and use the rail sidings and existing buildings on the western boundary. Motorail have confirmed that they would still have a viable business and jobs would be retained. It is wrong to suggest the contrary. In respect of concerns over Section 7 (Landscape and Visual Chapter) of the ES that ‘Its description of the rail network as a retained branch line fails to recognise the fact that the line is in fact part of the national network and a protected route’ - It must be recognised that wider consideration of its status in the national rail network is not relevant to landscape and visual matters. In relation to concerns that the ES describes “much of the rolling stock as being in a dilapidated state ” and he disagrees with this point. However, Site Context Photograph 7 or Site Appraisal Photograph G within the ES which clearly demonstrate our point. The landscape and visual appraisal included a comprehensive site survey. As regards to Site Appraisal Photographs, which are alleged to have led to ‘sweeping conclusions and judgements’, that do not reflect the actual situation in the part of the site covered by the leisure development. In particular it is suggested that ‘ photographs F, K, L, G, H, I serve only to mislead and create the impression of a “moribund” landscape when quite the opposite is the case. ’ - Site Appraisal Photographs were taken in Jan 2014, shortly before submission of the plan app in April 2014 – so up to date at the time of the app. The photographs represent exactly what was seen on the Site during the Landscape and Visual

Appraisal and, from more recent site views, remain representative of the current situation in the western area of the Site. In relation to concerns over ES, Section 7 (paragraph 7.156) where it is alleged that there are inconsistencies amongst the Cumulative Effects on Landscape Features and other sections of the ES that describe the residual effects of mitigation measures - The assessment of cumulative effects on landscape features, by its very nature, builds on the assessment of effects on landscape features and as such, is fully consistent with that assessment. The loss of agricultural fields to built development is an inevitable aspect of any development on agricultural land. A small part of the development is on agricultural land. Cumulative scheme 1 includes development on agricultural land. There is therefore an inevitable cumulative adverse effect on agricultural land as a landscape feature. This is not the same as effects on Landscape Character or Views, which are assessed elsewhere in Section 7 of the ES, and Cllr Brain has suggested are the same as landscape feature effects. Finally, we note that the Council has also sought independent landscape advice. No issue was taken with the assessment or the impacts presented in the Environmental Statement and a series of planning conditions have been agreed between the Council’s landscape consultant and the Applicant. Railway Issues Cllr. Brain suggests a removal of the rail link to the main employment area, indicating that this part of the site is no longer rail served and therefore any further development of that part of the site will be exclusively by road. He advises that the railhead in the employment area, although not currently used for distribution purposes, is actually the only such facility in the south Warwickshire / Cotswolds area and that consideration should be given to safeguarding it. Contrary to this - we confirm that the rail link continues to serve some of the employment site, (which is not part of this planning application red line boundary) and remains available if the proposals were to be approved. Notwithstanding the above, the safeguarding of the rail head is not a matter for this planning application, given that the rail head is located outside of the planning application boundary. The Local Plan safeguarded railway route is not adversely affected by the proposed development. Cllr. Brain suggests chart 8.2a (Biodiversity Offsetting Calculator) is incorrect in its detail, however WCC Ecology (response 26.11.14) confirmed that they broadly agreed with the calculations and that the landscape bund that Cllr. Brain refers to will be reseeded in the next planting season as part of the proposals. Traffic WCC highways have independently scrutinised the transport assessment and confirmed “no objection”. A significant improvement is proposed to the junction of Station Road with Campden Road to provide a right-turn lane for traffic turning right into Station Road. This will provide significant safety and capacity benefits. The new junction has been assessed using standard junction modelling software and it is predicted to operate well within capacity, even with the addition of development traffic. Visibility splays are also provided in accordance with the recommended guidelines and Warwickshire County Council has approved the scheme. The impact of development traffic on the wider highway network has been assessed using the County Council’s own traffic model. That has identified where increased queues and delays are likely to be experienced, and consequently where highway improvements are required. As a result of that

exercise, the proposed development will fund improvement schemes at each end of Clopton Bridge, with a combined value in excess of £700,000 and finance an improved bus service to and from the site. The accident record on the local highway network, that Cllr. Brain refers to, has been assessed and there is no evidence that the proposed development will have a material impact on road safety. Nevertheless, the applicant has offered to fund the installation of two speed indicator signs on the B4632. The Applicants note that Warwickshire County Council failed to seek financial contributions for highways improvements in Stratford-upon-Avon in relation to the Codex scheme which adjoins St Modwen’s site and was consented at appeal earlier this year. Such financial contributions could have alleviated some of Cllr Brain’s personal concerns. Cllr Brain is a County Councillor and objected to the now consented Codex scheme. The impact of traffic likely to arise from the leisure uses was considered as part of the previous application which was ultimately consented. Traffic associated with the leisure uses is likely to be generated mostly in the off-peak periods when background traffic levels are at their lightest, and is unlikely to coincide with the peak hours for the residential uses on the site. With regard to paragraph 10.121 of the ES, that Cllr. Brain makes comment on, we can confirm that the assessment was revised due to the emergence of additional committed developments 22742/A3/TA/JR/ac 6 11th December 2014 during the determination period of this application. The consequence of these additional developments was that base traffic flows changed and therefore the relative impact of this proposed development was reduced from 30% to 22% which was agreed with the County Council. The relevant guidelines for the environmental assessment of road traffic note that traffic impacts of less than 30% do not require assessment and therefore the impact is negligible. The conclusions drawn in the ES with regard to the impact on cyclists on Station Road are considered to be reasonable. Despite forming part of NCN5, cycle flows on Station Road are in fact relatively light, especially so during the peak hours, which are the assessed time periods in the ES. When cycle flows are higher during the off-peak periods, development traffic flows are at their lowest, therefore the impact on cyclists is negligible. Cultural Heritage Cllr. Brain makes further reference to the ridge and furrow and how it is assessed within this section of the ES. We have addressed the ridge and furrow point in our comments above. However for completeness, the value of the ridge and furrow was determined using the value / sensitivity criteria in Table 9.1 of Section 9 of the ES. Professional judgment was used in the analysis, which identified the ridge and furrow as an asset of local (low) value. This value was reached based on the rarity level of such remains (not particularly rare on a local or regional basis) and the amount of archaeological information they would yield. Their main value is aesthetic (still being in an extant form) and historical, being a remnant of the historic landscape. This warrants its low value based on the criteria in the table. In the impact assessment, the partial removal of the ridge and furrow results in a minor adverse effect (Paragraph 9.50 of the ES) which is consistent with the asset having a low value. As noted earlier, this has also been considered by the County Council Archaeologist and she has raised no objection.

Summary We trust that this letter has addressed each of the points raised by Cllr Brain in his letter. List of supporting documentation: � Planning Statement; � Statement of Community Engagement; � Design and Access Statement; � Draft Heads of terms for the Section 106 Agreement; � Environmental statement with Technical Appendices and Addendums; � Non-Technical Summary to Environmental Statement and Addendum; � Transport Assessment and Framework Travel Plan and Addendum; � Flood Risk Assessment; � Archaeological Assessment; � Ecological Surveys and Assessment; � Arboricultural Survey; � Ground Investigation Reports; � Noise and Vibration Assessment; � Air Quality Assessment; � Energy Statement; � Affordable Housing Statement; � Marketing Report for the Leisure Development; � Five Year Housing Land Supply Critique; � Relevant Plans including, amongst others:

- Site Location Plan - Illustrative Master Plan - Demolition Plan - Land Use and Access Parameters Plan - Green Infrastructure Parameters Plan - Maximum Heights Parameters Plan - Land use Budget Plan for Meon Vale.

The application is accompanied by an Environmental Statement made in accordance with the Town and Country Planning (Environmental Impact Assessment)(England and Wales) Regulations 2011. The ES includes a non-technical summary. It covers all of the matters normally associated with large-scale housing and leisure development; it includes site specific matters and sets out mitigation proposals. I am satisfied that all of this represents the necessary environmental information for the purposes of Regulation 3 of the EIA Regulations, and I have taken this information into account in making my recommendation to the planning committee.

Ward Member(s) Cllr Brain – Objects on the basis of the following (summarised by officers) reasoning: General:

� Previous masterplan for site was negotiated with SoDC as a mixed use development in accordance with local plan inspectors comments made 10 years ago.

� Development of the site should be leisure led – current proposal results in housing led scheme contrary to original proposal to be leisure led.

� Over the last 4 years the applicant has not attracted a leisure developer with the site having limited capacity for development, the relocation of the leisure village away from the central facilities/leisure hub/shop and additional 550 dwellings would not make the leisure more attractive to a suitable operator.

� The new access and proposed facilities indicate the relocated leisure village would be a standalone development and no longer part of the sustainable approved masterplan – the leisure village element would need to be restricted to avoid a further development of 300 homes.

Ecology:

� Large part of the leisure development is located on agricultural land with ancient ridge and furrow.

� Ecology survey describes it as poor quality but it is grazed and cut for Hay. In addition, the grass is of a fescue variety (and therefore by definition “unimproved”).

� Adverse ecological impact including on Skylarks, Kestrels, Sparrow Hawks, Buzzards, Red Kites, Redwings, Lapwings, badgers, deer, foxes, water voles especially with the ‘motorail’ area.

� Proposal is contrary to Core Strategy policy CS.7 as local nature reserve that is adversely affected.

� Open space within the site are the “lungs” of the sites eco-system, important to drainage and reduces the street on the wildlife.

� The site is identified as a potential local wildlife site but in light of the ecological potential and survey work, it should become a fully fledged “Local Wildlife Site” and afforded protection as such.

Employment:

� Reduction in on-site jobs since the original planning application. � Majority of existing employees are on low income jobs. � Lack of employment opportunities created by, or to support, the

proposal – this is a key issue. � Railway business provides a valuable opportunity for creating jobs

(including a significant number of existing trainees to address a national skills shortage), as well as driving economic growth through expansion of a business involved rail testing and trials work of national importance in association with Birmingham University.

� The ES does not fully appreciate the economic value/importance of the motorail business – the company is the national centre for the storage of off-lease trains with assets of £100m, the business has a turnover of £3m and spends £1m in the local economy. The proposal would restrict a large part of the existing business and its ability to grow.

� The landscape and visual chapter of the ES fails to recognise the rail line within the site is part of the national network and a protected route. In addition, the condition of the rolling stock and site photographs are not accurately represented within the ES.

� Para. 7.156 illustrates that there are inconsistencies within the ES over the cumulative effects on the landscape and how mitigating measures would off-set any losses.

Railway issues:

� Removal of rail link to the main employment area would restrict rail access to part of the site thereby resulting in any further development of this part of the site will be exclusively by road.

� The railhead in the employment area is the only such facilities in the region and should be considered for safeguarding.

� There are inaccuracies in the ES at chart 8.2 which shows new sidings and omits existing sidings. Existing bunds are in poor condition.

Traffic:

� Adverse impact on traffic generation and highway safety. � Increased pressure on sightlines on the junction of Station Road and

Campden Road, with existing visibility splays being poor. � 90% of the traffic movements head north to join motorway network –

the Clopton Bridge is a major bottleneck. � Lack of local employment opportunities coupled with the 2500 homes

expected will result in significant traffic generation within the local highways infrastructure including on ‘c’ roads and through villages such as Long Marston.

� Increased traffic accidents – the 5.5 mile section of the B4632 from its junction with the A3400 has one of the worst accident records in South Warks (10 year period to Jan 2014 there were 108 casualties, amongst other incidents). Proposal would result in up 600 traffic movements between 0700-0900 and 1600-1800 Monday to Friday – the junction does not have capacity to accommodate this.

� Taking into account the cumulative impacts including from the users of the leisure village, as well as neighbouring developments, there would unacceptable pressure on Campden Road especially beyond Clifford Chambers.

� The re-worked ES at section ‘10A Traffic and Transport’ re-assesses the impact from a ‘minor adverse effect’ in relation to accidents and safety on this road to ‘neglible effect’ – this could minimise the perceived risk to accident/road safety.

� Under para 10.119 ‘Pedestrian/Cyclist Amenity’ does not fully consider the increased traffic generation and the impact it would have on tourists and sports/recreational cyclists using the local roads including Station Road and makes incorrect assumptions on cyclists using ‘The Greenway’.

Cultural Heritage:

� Para 9.50 ‘Ridge and Furrow’ and figure 9.1 ‘Meon Vale Cultural Heritage is incorrect. 100% of the ridge and furrow will be lost to the development, thereby constituting a major adverse effect.

The ES chapters need to be vigorously scrutinised. (29.10.2014 and 10.11.14) Adjoining Ward Member(s) Cllr Rolfe – Objects due to the introduction of traffic lights at the Waitrose roundabout which would result in the urbanisation of the area, a view supported by the planning committee previously when traffic lights were proposed as part of an earlier planning application. (25.06.14).

Parish Councils Joint Parish Council Working Group (Marston Sicca, Mickleton, Welford on Avon, Clifford Chambers, Quinton, Weston on Avon, Dorsington and Pebworth). Object on the basis of the following (summarised) reasons: � Statement of community involvement is deficient. � The site is taking on the appearance of the Middle Quinton Eco-town which

was opposed by local communities, district councils and WMRSS 2 Review Panel due to it being an unsustainable and remote location.

� Reference is made to brownfield development within the submission but leisure village will be located almost entirely on greenfield land.

� Not located within or adjacent to an existing settlement – additional 550 dwellings will not maintain or enhance the vitality of existing rural communities.

� Development of the site should be leisure led to accord with previous masterplan.

� Contrary to housing distribution strategy within emerging plan – not identified as a proposed settlement.

� The proposal, taking into account existing facilities within the site, results in an unsustainable new settlement – residents do not have satisfactory access to local medical facilities and local employment opportunities and therefore would rely on car based travel to access these elsewhere.

� Remote working accommodation/offices would not off-set need for residents to travel off-site for employment opportunities.

� Lack of social infrastructure including within local schools and healthcare facilities.

� Lack of sustainable transport - local roads are not pedestrian or cyclist friendly.

� Lack of local highways infrastructure capacity – proposal will result in urbanisation of rural roads within neighbouring villages and significant traffic generation.

� Contrary to local plan policy CTY.18 – proposal would lead to the loss of large areas of open landscape and introduction of significant built form to the site without sufficient mitigation to off-set the harm.

� Western part of the site will be visible from the Cotswolds AONB at Meon Hill.

� Lack of consultation with neighbouring district councils on the proposed masterplan.

� Lack of local housing need (including for affordable) contrary to local plan policy CTY.18 – lack of local affordable need will displace residents from larger settlements, divorcing them from their communities resulting in a greater need to travel to maintain social and employment links.

� Proposal would result in settlement of 1050 homes – disproportionate in size to neighbouring settlements.

� Existing s.106 legal agreement for (09/00835/FUL) requires 10% of dwellings to be ‘worker dwellings’ – current proposal does not include such clauses which weakens relationship between employment on site and the proposed houses and results in the site becoming a commuter hub.

� Proposal would not attract households from local communities – as stated by SDC in objecting to the Codex appeal…would risk unbalancing the local community by attracting a high proportion of in-migrants and out-commuters.

� No affordable housing statement to demonstrate the proposal would not meet local need.

� Relocating the leisure village allows the additional 550 homes to be developed independently – no requirement to complete the leisure village as part of phased development strategy for the site.

� The leisure village would have an independent facilities building but there is no certainty of its delivery – relocation of the leisure village would reduce footfall to the existing central facilities buildings.

� The relocation of the leisure village, further away from the CFB, and within the north-west corner will undermine its deliverability.

� The masterplan is not comprehensive as it excludes large parts of the site. � The phasing plan is skewed towards the delivery of housing and not the

leisure. � The proposal would be premature - it would undermine the housing

distribution/settlement hierarchy set out in the emerging plan. � SDC have objected to the Codex/land adj Sims metal site on three occasions

set out in the SDC committee report 17.04.13, supporting letter dated 3 September 2013 and letter from the leader of 5 local councils dated 21 October 2013 which were attached to the objection letter from JPCWG.

� In granting permission for the depot masterplan (09/00835/FUL), SDC sought to balance the drawbacks of the Depots isolation with the carefully phased, the long-term “leisure village” aspirations of “enabling” policy CTY.18.

� SDC have advised, in respect of the Codex appeal, further housing would result in 76% increased in housing over envisaged in the approve proposals for the depot site, long marstons should not be preferred location for sustainable growth, the sustainability appraisal indicates a significant increase in car dependency for occupiers of the development, Codex scheme would not address local need and would attract significant number of retired in-migrants/commuters, development would undermine fragile sustainability credentials of the existing development and lack of local housing need - further 550 homes would therefore be unsustainable.

� Cumulative impact, taking into account existing development, for infrastructure should be taken in account with neighbouring authorities.

� Co-ordinated approach should be taken by developers of the codex and depot site to ensure a proper integration between the developments.

� Despite new bus service, 550 homes will rely heavily on cars – the proposal is contrary to the sustainability objectives of the NPPF, specifically paragraphs 17,30, 34, 55 and 95.

(25.06.14) Marston Sicca Object on the basis of the following (summarised) reasons: � Re-affirm Joint Parish Councils Working Group objections received by LPA

on 25.06.14. � Contrary to Local plan CTY.18, Emerging Core Strategy AS.11, the

masterplan approved under 09/00835/FUL and 12/00484/VARY – no local need, not leisure led development, no commitment to leisure village, no leisure/tourism relationship with Stratford on Avon Town, proposal should be relocated in existing urban areas, lack of consultation with neighbouring authorities, relocation of leisure village would result in a significant loss of existing green open space.

� Impact on the AONB.

� Overdevelopment – scale of development (550 homes) contrary to housing distribution strategy set out in Emerging core strategy which identifies Marston Sicca for 25 dwellings over the plan period.

� Phasing of delivery is housing led – not leisure led contrary to the approved master plan.

� Unsafe/inadequate proposed access arrangements for the type and vehicular traffic associated with the development from Station Road as well insufficient capacity within local highway infrastructure (including the B4362 and Clopton Bridge) to accommodate the increased traffic generation.

� Heritage impact on Ground II Listed Long Marston Grounds. � Residential amenity – proposed access to leisure village would impact on

nearby properties within Long Marston from increased noise and disturbance.

� Unsafe crossing for users of the Greenway. � Lack of local employment opportunities to support the development which

means future residents will be commuting by car based travel increasing Carbon dioxide emissions.

� Education – insufficient capacity within local secondary schools and inadequate facilities for on-site for older children.

� Healthcare – inadequate capacity within local healthcare services to accommodate the proposed development.

� Overdevelopment/Cumulative impact – taking into the account the site the codex site, the 550 approved and proposed 500 homes, the cumulative impact would result in a new settlement which would be unsustainable in a rural location.

� Air quality – the relocation of the leisure area would bring it closer to the Sims metal recycling which would create unsafe living conditions e.g. in the event of a toxic fire.

(23.06.14 and 31.10.14). Quinton Object on the basis of the following (summarised) reasons: � Re-affirm Joint Parish Councils Working Group objections received by the

LPA on 25.06.14. � Contrary to Emerging Core Strategy AS.11 - no commitment to leisure

village, Phasing of delivery is housing led, no leisure/tourism relationship with Stratford on Avon Town, no local need,

� Overdevelopment – scale of development (550 homes) contrary to housing distribution strategy set out in Emerging core strategy which identifies Marston Sicca for 25 dwellings over the plan period.

� Rejection of Long Marston Airfield as a major new settlement recognised, amongst other things, that the local road network is unable to accommodate any significant traffic growth.

� Unsafe/inadequate proposed access arrangements for the type and vehicular traffic associated with the development from Station Road as well insufficient capacity within local highway infrastructure (including the B4362 and Clopton Bridge) to accommodate the increased traffic generation.

� Lack of employment opportunities and local public transport – will result in significant traffic generation with local villages.

� Lack of local education and healthcare infrastructure to accommodate the proposed development.

� Unsustainable location and contrary to existing housing distribution strategy within the local plan and emerging core strategy.

(24.06.14 and 31.10.14) Clifford Chambers & Milcote � Object on the basis of impact on the local highways infrastructure.

(19.06.14) Pebworth Object on the basis of the following (summarised) reasons: � Unsustainable location resulting in unsustainable car based modes of

transport which, amongst things would increase C02 emissions contrary to the objectives of the NPPF.

� Contrary to housing distribution strategy within existing and emerging plan.

� Disproportionate scale of development in relation to the size and character of surrounding villages.

� Relocating the leisure village away from the facilities building, changing the phasing of development to introduce more housing will harm the viability/deliverability of the leisure village.

(18.06.14) Bidford on Avon � Object on the basis of impact on local highways infrastructure, local

villages including Barton and impact on the heritage of the Bidford Bridge. � Other comments - Should SoDC be minded to approve the scheme

conditions to request traffic movements should be applied. Furthermore, consideration should be given to a further bridge over the avon and other local infrastructure improvements to minimise impact on the surrounding villages.

(10.06.14) Mickleton Object on the basis of the following (summarised) reasons: � lack of public consultation with the local community on the changes to the

approved masterplan for the site. � Previously rejected due to it being an unsustainable site for development. � Contrary to local plan CTY.18. � Out of scale with neighbouring villages. � Lack of infrastructure. � Lack of need for/oversupply of affordable housing in the locality. � Changes to the leisure village render it more unviable. � SDCs has objected previously to the proposal at the Codex site for 380

dwellings – this scheme should be rejected in the interests of consistency. (21.06.14)

Welford on Avon � Unsustainable location and contrary to existing housing distribution

strategy within the local plan and emerging core strategy. � Excessive scale of development – no local need and impact on the rural

character of the area. � Lack of public transport leading to more car based travel. � The relocation of the leisure village will make more unviable. � Proposal would mean the development of the site is no longer leisure led

and it will become a commuter town. � Contrary to the sustainability objections of the NPPF.

(24.06.14) Neighbouring Local Planning Authorities Worcestershire County Council No objection raised but comment on the wish to be consulted on reserved matters proposals to ensure satisfactory education, health and social provision/mitigation measures implemented (24.06.14) Gloucestershire County Council No highways objection but comment as a neighbouring Highway Authority their comments relate solely to the impact of the proposal within Gloucestershire. In respect of trip generation into Gloucestershire, particularly the B4632: � The total trip generation is predicted at 419 two-way movements in the

AM peak hour and 394 two-way movements in the PM peak hour. The distribution of traffic has been agreed with WCC using their standard Paramics Model for Stratford which includes the Long Marston site and the routes to and within Stratford.

� The external trip generation for the school is 39 pupils, the majority of which will arrive to the site from the north and not transverse the highway network in Gloucestershire.

� The overall impact of the proposal on Campden Road/Clifford Lane is an increase in journey time of 2 minutes northbound in the AM peak hour but neglible southbound. During the PM peal hour journey times in both directions are not predicted to change significantly. This cannot be considered a severe impact in light of the NPPF. Given that the majority of the traffic is predicted to head towards Stratford, the impact south into Gloucestershire also cannot be considered severe.

(07.08.14) Cotswolds District Council No objection raised but comment: � CPRE, Natural England and the Cotswolds Conservation Board have all

been consulted and the masterplan has been drawn up with a landscape infrastructure which appears to have been based on a comprehensive visual analysis. We would expect views from the AONB to be an important consideration and sufficient landscape infrastructure to be put in place to ensure the existing adjacent villages are retained as separate identities. (27.06.14).

Wychavon District Council � Raise no objection but advise in light of the appeal decision being allowed

by SoS on the adjacent site (380 dwellings), the Inspector’s reasoning be taken into account in determining the proposals that are the subject of this application (27.10.14).

Third Party Responses 95 letters of objection received (including three from CPRE) raising the following concerns: Sustainability: The proposal is not sustainable having regard to social, economic and environment considerations including lack of local jobs, local highways infrastructure and other socio-economic factors. Furthermore, occupiers of affordable housing would be relocated from other towns/rural centres to a more unsustainable location. Leisure village: The relocation of the leisure village closer to existing industrial rail infrastructure within the site makes it more unattractive to leisure developers. It has not been demonstrated that the leisure village is deliverable - the site lacks key supporting facilities to make the leisure village viable e.g. restaurant/public house. More appropriate leisure facilities located nearby – lack of demand. Lack of commitment to deliver the leisure village. Highways: Adverse impact on highway safety (including for nearby equestrian users of the local highways), insufficient capacity with the local highways infrastructure (including the Clopton Bridge) to accommodate the additional traffic generated by the proposed development and a lack of highway improvements proposed to mitigate the highways impact. Infrastructure: Lack of local infrastructure capacity to accommodate the development including within the local schools and health centre. Residential amenity: Adverse impact on the occupier of residential properties on Station Road from increased noise, disturbance and light pollution associated with the proposed development. The proximity of the site to the Sims metals recycling site would be harmful to the amenity of future occupiers of the site as well as dangerous in the event of a fire. Character and appearance of the area: Adverse impact on the rural character of the area through the introduction of large scale urbanised form – size of the proposal is disproportionate and unsustainable having regard to the scale and character of neighbouring villages including Long Marston and Upper Quinton. Landscape: The proposal would result in the loss of a significant area of open space within the site harming the openness of the rural landscape.

The highways mitigation works will harm features of landscape value e.g. hedgerows as well further urbanisation of the Waitrose roundabout through the introduction of further traffic lights. AONB: The proposal would harm the special character of the AONB. Tourism: Proposal would result in unnecessary/excessive urban development on the key route between Stratford on Avon and Cotswolds harming the attractiveness of the District for tourists. The change to underlying rationale for the site as a leisure led redevelopment of the site to attract tourism to boost the local economy has now become housing led. Rights of way: Adverse impact on views from nearby rights of way. Housing Supply: Insufficient local need for this scale of development within the site. Accessibility: Lack of local jobs to support future occupiers meaning more car dependent travel by commuters further increasing traffic generation and unsustainable modes of transport. Contrary to Planning Policy: Proposal would conflict with SDC development plan policy CTY.18, the provisions of the NPPF, local parish plan policies relating to sustainability, the approved leisure led master plan for the site and emerging policies within the SDC Submission Core Strategy 2014 including the proposed housing distribution strategy. Prematurity: The proposal would be premature unless it comes forward in accordance with a neighbourhood plan for the area in consultation with the local stakeholders and in accordance with an up to date Core Strategy. The proposal would undermine the delivery of the South Worcestershire Development Plan, SDC Submission Core Strategy, Cotswolds Emerging District Development Plan. Heritage: Proposal would harm the setting of the Grade II Listed ‘Long Marston Grounds’ located on Station Road. Cumulative effects: The proposal, taking into other developments within this part of the district, including amongst others, the 550 dwellings approved within the site already, the 380 dwellings allowed on the site adjacent and 130 dwellings in Lower Quinton, would have significant adverse effects on local infrastructure. Flood Risk/Drainage: The proposal would have an adverse impact on flooding within the site. Water quality: The proposal would have an adverse impact on local water quality.

Other comments: Planning Obligations/Mitigation: If the proposal is supported satisfactory traffic calming should be provided within Long Marston, Welford on Avon and Binton. Contributions should also be sought towards re-instating the passenger line between Long Marston and Stratford on Avon and Honeybourne as well other railway infrastructure improvements to ensure more sustainable modes of transport for visitors and residents of Stratford on Avon. Part of the site should be reserved for a park and ride service and new train station for future development. Other obligations should be sought to mitigate the impact on local infrastructure e.g. local primary care. Housing supply: The development of a further 550 homes within the site could ease pressure for development with the neighbouring villages. Affordable Housing: If supported, the proposal should provide a minimum of 30% affordable housing units. On-site facilities: The site could be become more sustainable/reduce the need to travel by providing facilities on site e.g. local shop, public transport (bus service), internet café to allow ordering of goods. The above mentioned representations are available in full on the council’s planning website under the planning reference 14/01186/OUT. Consultations Transport: � Highways Agency – No objection (13.10.14). � WCC Highways – No objection subject to s.106 obligations comprising

‘Clopton Bridge Scheme’ contribution of £381,028 on occupation of 550th dwelling and £381,028 on occupation of the 650th dwelling, £75 per dwelling for ‘Sustainable Welcome Packs’, and conditions with associated informative notes relating to:

- improvements to existing access for the proposed leisure village

entrance on Station Road (drawing 1136-05), - provision of the new residential access to Station Road

(drawing 1136-12 rev A), - access construction to have appropriate highways drainage, - improvements to the junction off Station Road and Campden Road

(drawing 1136-02), - improvements to the junction of Shipston Road with Clifford Lane

(drawing 1136-10 Rev B or alternative scheme agreed with WCC Highways),

- improvements to the junction of Shipston Road with Trinity Way (drawing 1136-10 Rev B or alternative scheme agreed with WCC Highways),

- Approval of detailed travel plan,

- details of estate road layout (including footways, cycleways, verges, footpaths, private drives and means of accessing individual plots), and

- detailed measures to avoid mud and debris within the local highways infrastructure.

(04.03.15)

� WCC Rights of Way Team – Request £23,075 towards improving local

public rights of way (26.06.14 and 16.10.14). � National Grid – No objection (24.10.14).

Rail Infrastructure: � Network Rail - No objection. Other comments – contributions should be

sought towards rail infrastructure improvements and general advice on building near railway infrastructure is provided. (25.06.14 and 13.10.14).

� Stratford on Avon Rail Link – Support additional housing given established

need but request S.106 funding of £7m in respect of single platform, car parking and 2.5m of track for vital commuter train service. 40% of Meon Vale residents commute to London via Honeybourne, proposal rail link would introduce traffic generation on local highways infrastructure. Proposal would accord with local plan policy CTY.18 by utilising Stratford-Cheltenham Line (27.10.14)

� High Speed 2 – No comments (22.05.14). Leisure: � Sanderson Weatherall LLP (Consultants acting for SDC) – No objection and

comment as follows:

- The approved leisure village has been openly marketed for a reasonable period of time.

- Moving the leisure village from the east of the site to the west of the site may not make the holiday village more attractive and viable, and therefore, more likely to be delivered.

- The current scale and mix of leisure units proposed may not be viable in the current economic climate or be of interest to a single developer irrespective of its location within the site – We recommend the applicant consider an alternative scale and mix of units within the holiday village, with one option being if outline planning permission were to be granted, for a maximum number of holiday units, with the exact type, mix and layout be determined at a later date.

- The current restrictions on the occupancy of the approved holiday village (not yet implemented) are more restrictive than those found on similar developments of this type found within the UK which is likely to contribute to rendering the development unviable – we recommend the LPA consider revising the restrictions on the holiday units to make the leisure village more attractive to a leisure operator but are still restricted to prevent unauthorised residential use.

- Review planning obligations on part 8 of schedule 3 of the section 106 agreement dated 2012 and seek to discharge to where

appropriate, coupled with restrictions ensured by planning condition.

� Sport England – No objection (30.10.14).

Landscape:

Barry Chin Associates (Consultants acting for SDC) – The Landscape and Visual evidence prepared by the Applicant provides a sound basis from which to consider the landscape and visual effects of the development proposed. The proposed development in respect of landscape and visual effects can be suitably assimilated into the site and surrounds. No objection subject to conditions controlling early phasing of structural landscaping, tree surveys and protection measures, soft planting specification, details of landscape earthworks, long term woodland management plan, details of highways and associated landscape works, Construction Management Plan (CMP) and external lighting details.

� Cotswolds Conservation Board – No objection (09.06.14 and 27.10.14).

Ecology: � WCC Ecology – No objection subject to s106 obligations to provide

Landscape and Ecological Management Plan (LEMP) and monitoring costs; and planning conditions to implement a Construction and Environment Management Plan (CEMP) and a Protected Species Mitigation Strategy with associated informative notes (26.11.14).

� Natural England – No objection (27.06.14 and 06.11.14).

� Warwickshire Wildlife Trust – No objection to the inclusion of a CEMP and

ECMP (29.10.14). Pollution and Drainage: � Environment Agency – No objection subject to conditions ensuring

proposal is carried out in accordance with the Flood Risk Assessment, details of the surface water drainage strategy, landscape management plan, water course improvements, measures to filter surface water, and associated informative notes (04.07.14).

� SDC Environmental Health – No objection subject to conditions (16.03.14) � Health and Safety Executive PADHI Assessment – No objection (05.11.14).

� Thames Water – No comments (13.10.14). � Severn Trent Water – No objection subject to conditions relating to the

surface and foul water drainage (29.05.14). � The Coal Authority – No comments (15.10.14).

Planning Obligations: � Warwickshire & West Mercia Police Infrastructure – Request £32,235

(recruitment and equipping officers); and £31,284 (police vehicles). A total of £63,519 (23.06.14).

� WCC Education – Request £2,596,798 towards 14 pre-school places, 97

primary school places, 69 secondary places, 14 post 16 places, 2 SEN places at primary school and 2 at secondary school. (14.06.14)

� WCC Libraries – Request £12,038 towards library improvements (09.12.14).

� NHS South Warwickshire Hospital Trust (acute care) – Request

£573,396.64 towards acute patient services/additional beds. If the contribution is not secured then a response of ‘objection’(13.10.14).

� NHS England (primary care/local GP services) – Request £68,540.55

towards mitigating impact on Meon Vale Medical Centre (22.05.14). � Chair of Meon Vale Medical Centre Group – Support request for financial

contributions by NHS England (24.06.14). � SDC CCTV Team - Request £56,540.00 plus maintenance towards 2 new

CCTV cameras.

� Network Rail - Some contributions should be sought towards rail infrastructure improvements in principle (25.06.14).

� Stratford on Avon Rail Link – Request S.106 funding of £7m in respect of

single platform, car parking and 2.5m of track for vital commuter train service. 40% of Meon Vale residents commute to London via Honeybourne, proposal rail link would introduce traffic generation on local highways infrastructure. Proposal would accord with local plan policy CTY.18 by utilising Stratford-Cheltenham Line (27.10.14).

Cultural and Heritage: � WCC Archaeological Services – Taking into account the impact on the ridge

and furrow within the site, no objection is raised subject to conditions securing a written scheme of investigation and associated mitigated strategy (07.11.14)

� English Heritage – No objection (29.05.14).

� SDC Conservation Officer – No objection. Off-site highways are acceptable

in terms of heritage impact and minor harm to the setting of the Grade II Listed Long Marston grounds. External materials should be controlled by planning condition (11.12.14).

Fire and Rescue: � WCC Fire and Rescue – No objection subject to conditions securing scheme

for fire fighting within the site (21.05.14).

Design: � Police Crime Prevention Design Officer – No objection subject to measures

to ensure security within the domestic plots (04.06.14 and 22.10.14). Affordable Housing: � SDC Development and Enabling Officer– No objection (07.11.14).

Other: � Ministry of Defence – No objection (17.10.14).

The above mentioned representations are available in full on the Council’s planning website under the planning reference 14/01186/OUT.

Development Plan

Paragraph 215 of the National Planning Policy Framework (NPPF) advises that “due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework”. Relevant Policies in the Stratford on Avon District Local Plan Review 1996-2011 Development Plan for this application are:- � PR1, PR.7, PR.8, PR.10, DEV1, DEV.2, DEV.3, DEV.4, DEV.8, DEV.10, EF.6,

EF.7, EF.11, COM.13, COM.15, IMP.1, IMP.6 – consistent with Framework � CTY.18, CTY.9, EF.1, PR.5, PR.6, DEV.7, EF.9, EF.10, EF13, EF.14, COM.3,

COM.4, COM.5, COM.7, COM.8, COM.9, COM.14, COM.16, COM.17, COM.18, COM.21, IMP.4, IMP.5, IMP.6, IMP.7 – some consistency but Framework is less restrictive.

� STR.1, CTY.1, STR2, 2A, 2B, STR.4, DEV.5, DEV.6, COM.1, IMP.2, COM.11A, – inconsistent with Framework/out-of-date.

Other Material Considerations � National Planning Policy Framework 2012 � Planning Policy Guidance 2014 � Circular 06/05: Biodiversity and Geological Conservation � English Heritage ‘The setting of heritage assets’.

Supplementary Planning Documents & Guidance � Meeting Housing Needs 2008 � Car and Cycle Parking Standards 2007 � Sustainable Low Carbon Buildings 2007 � Provision of Open Space 2005 � Stratford on Avon District Design Guide 2002 � PPG17 Open Space, Sport and Recreation Assessment and Playing Pitch

Strategy (Arup, April 2011) � Corporate Strategy 2015-2019 � Landscape Sensitivity Study � Extending Your Home: Planning Advice Note � Planning and Community Safety - Design and Crime Reduction 2006:

Planning Advice Note � Cotswolds AONB Management Plan � Lorries in the Vale of Evesham

Other Documents Emerging Stratford on Avon District Core Strategy 2014:

This document was submitted to the Secretary of State on 30 September 2014. The examination in public (EIP) closed at the end of January 2015. The Inspector’s interim report is anticipated to be issued by 20 March 2015.

Paragraph 216 of the NPPF allows for weight to be given to relevant policies in emerging plans, unless other material considerations indicate otherwise, and only subject to the stage of preparation of the plan, the extent of unresolved objections and the degree of consistency of the relevant emerging policies to the NPPF policies. To date, it is officers’ opinion that draft Core Strategy carries limited weight for decision making purposes.

The key emerging policies are:- � CS.1 – Sustainable Development � CS.2 – Climate Change and Sustainable Energy � CS.3 – Sustainable Energy � CS.4 – Water Environment and Flood Risk � CS.5 – Landscape � CS.6 – Natural Environment � CS.7 – Green Infrastructure � CS.8 – Historic Environment � CS.9 – Design and Distinctiveness � CS.11 – Cotswolds Area of Outstanding Natural Beauty � CS.14 – Vale of Evesham Control Zone � CS.15 – Distribution of Development � CS.16 – Housing Development � CS.17 – Affordable Housing � CS.18 – Housing Mix and Type � CS.21 – Economic Development � CS.23 – Tourism and Leisure Development � AS.10 – Countryside and Villages � AS.11 – Large Rural Brownfield Sites � CS.24 – Healthy communities � CS.25 – Transport & Communication � CS.26 – Developer Contributions

Other Evidence base documents

• Coventry & Warwickshire Joint Strategic Housing Market Assessment (SHMA) (November 2013)

• Warwickshire Landscape Guidelines 1993 • WCC Stratford on Avon Strategic Transport Assessment – The Stratford

Transport Package (STP) • WCC Strategic Flood Risk Assessment • Stratford upon Avon Air Quality Assessments/Reports 2008, 2010, 2012,

2013 • PPG17 Open Space Audit • Assessment of Potential New Settlements and Sustainable Urban

Extensions (June 2013) Other Documents

• Relevant local Parish Plans (See parish representations)

Legislation � Ancient Monuments and Archaeological Act 1979 (as amended). � Town & Country Planning (Listed Buildings & Conservation Areas) Act 1990 � The Conservation of Habitats and Species Regulations 2010 � Planning and Compulsory Purchase Act 2004 � Natural Environment and Rural Communities (NERC) Act 2006 � The Wildlife and Countryside Act 1981 (as amended) � The Conservation of Habitats and Species Regulations 2010 � The Countryside and Rights of Way Act 2000 � The Protection of Badgers Act 1992 � Crime and Disorder Act 1998 � Human Rights Act 1998 � Localism Act � The Town and Country Planning (Environmental Impact Assessment)

Regulations 2011

Summary of Relevant History

ASSESSMENT OF THE KEY ISSUES Principle of Development The Council is required to make a decision in line with the Development Plan, unless material considerations indicate otherwise. (Section 38(6) PCPA 2004 and Section 70(2) TCPA 1990). The National Planning Policy Framework (NPPF) is the key material planning consideration. The emerging Core Strategy is also a material consideration. Paragraph 49 of the NPPF states that housing applications should be considered in the context of the presumption in favour of sustainable development and that relevant policies for the supply of housing should not be considered up to date if the local planning authority cannot demonstrate a five year supply of deliverable housing sites. The authority cannot currently demonstrate a five year supply therefore those policies (or elements of those policies) that relate to the supply of housing are out of date (as identified below). The Development Plan Local Plan CTY.18 ‘Engineer Resources Depot’: Local Plan Policy CTY.18 relates specifically to the application site now known as ‘Meon Vale’ referred to in the policy as the ‘Engineer Resources Depot’. The policy indicates the redevelopment of the site would be acceptable subject to three main objectives being met and 9 assessment criteria. This is the primary local plan policy against which the proposal should be assessed. Other policy considerations are set out further below. The policy sets out a comprehensive approach to the range of uses that would be appropriate on the site. While its emphasis is on a leisure-led approach to the redevelopment/reuse of the site, it also provides for residential development subject to it meeting a need based on local circumstances. The policy indicates that the redevelopment of the former Engineer Resources Depot at Long Marston, as shown on the Proposals Map, is considered appropriate provided that:

“(a) the proposed development deals with the site on a comprehensive basis.”

The proposals include an illustrative master plan for the development of the entire site with the exception of the first phase of the 500 dwellings already under construction with access off Campden Road, the industrial estate, central facilities, sports pitches and woodland. The indicative masterplan demonstrates how the proposal responds to the context of the areas of the site either developed or under construction, with the proposed residential element located in close proximity to the existing housing and the proposed Primary School, with the leisure village located to the west within a self contained site, with landscaping providing a buffer between the village and the other uses at the site. I therefore consider the proposed development addresses the site on a comprehensive basis in accordance with objective (a) of local plan policy CTY.18. Objective (b) of the policy states:

“(b) the proposed development does not provide for needs accommodated elsewhere in the plan.”

The District cannot demonstrate a 5 year housing supply, and therefore, objective (b) of the policy CTY.18 is considered ‘out of date’ and carries no weight insofar as it relates to the provision of housing. Paragraph 14 of the NPPF advises that planning permission should be granted where relevant policies are out of date unless any adverse impacts of doing so would significantly and demonstrated outweigh the benefits of the proposal when assessed against the policies of the NPPF. The provision of up to 550 homes would clearly help meet the Districts Housing Needs which should be given significant weight to be balanced against any harm as assessed further below. In relation to the proposed leisure village, this was expressly considered by the Council in granting planning permission as part of the 2010 masterplan where it was concluded that this element did not provide for needs accommodated elsewhere in the plan.

Objective (c ) of the policy states:

“(c) the proposed development does not cause prejudice to the strategies of the Development Plan.”

My policy colleagues have not raised concerns on these grounds to the proposed development. Detailed Assessment Criteria of Policy CTY.18: Moving on to the 9 detailed assessment criteria of Policy CTY.18. The policy indicates that for all forms of development proposed in respect of the site, the following factors must be addressed in assessing the impact of a particular proposal:

“(a) the need for comprehensive structural landscaping around and within the site, to be implemented as an integral component of any development, and arrangements for its long term maintenance.”

This is considered further below under the ‘Landscape and Visual Issues’ section. In summary, the Councils Landscape Consultant confirms the proposal would introduce/maintain extensive strategic landscaping and include specific landscape mitigation measures. When considering the wider Meon Vale site, there would be no significant residual adverse effects on landscape character as a result of mitigation measures. In my opinion the proposal would therefore comply with policy criteria (a). Criteria (B) requires:

“(b) the provision of an effective public transport service linking the site with Stratford-upon-Avon”

This is considered under the ‘’Highways Matters’ section set out below. However, notwithstanding there is an existing obligation (that has been fulfilled) for the developer to provide bus transportation improvements as part of the earlier permission, in summary, the public transport provision at Meon Vale would be further improved as part of this proposal by the routing of existing bus services to and from Stratford-upon-Avon town centre through the site and increasing the frequency of existing services. This would predominantly comprise two services

per hour between the application site and Stratford on Avon town during the weekday and Saturday daytime period, and one service an hour in evenings. Bus stops comprising covered waiting facilities and timetable information would be located at regular intervals throughout the application site. In my opinion the proposal would therefore comply with the requirements of policy criteria (b). Criteria (c) requires:

‘(c) the findings of a Transport Assessment which will be required to be submitted as part of any comprehensive development proposal.’

The application is supported by a Transport Statement, the conclusions of which are considered further below. However, in summary, it concludes the application site comprises a sustainable location, and subject to mitigation measures, the proposal would not have a severe impact on the local highways infrastructure. In my opinion the proposal therefore accords with criteria (c). Criteria (d) requires:

‘(d) the impact of buildings, activities and associated features on views across the site, particularly from public vantage points around the periphery of the site and from Meon Hill.’

This is assessed further below ‘Landscape and Visual Issues’ section. In summary, the council’s landscape consultant recognises there are slightly more open views across the low-lying landscape which can be obtained from a limited number of elevated locations, such as the slopes of Meon Hill; however the strong framework of tree belts and woodlands within and surrounding the site soften and screen views of the wider site from Meon Hill. The key impacts from these vantage points would therefore be as a result of the cumulative impact of the proposal associated with development approved under the earlier (hybrid) Permission. As set out further below, after 20 years of the establishment of the landscape proposals, notably the proposed belt of planting along the southern edge of Scheme 1, there would be no more than a very low magnitude in change in view resulting from the cumulative development for receptors including views from Meon Hill, nearby Public Rights of Way and Kiftsgate Court Registered Park and Garden. As such, the councils landscape consultant concludes no visual receptors would experience significant residual cumulative adverse effects. I have no evidence to disagree with these conclusions. The proposal therefore accords with criteria (d) in my opinion. Criteria (e) requires:

‘(e) the extent to which existing properties and land uses would be affected and the need to mitigate satisfactorily any adverse impacts.’

The effect of the proposed development on existing properties and land uses, and the need or otherwise for any mitigation measures, is assessed within the Environmental Statement and the conclusions of which are considered further below. In summary, appropriate mitigation measures are proposed to ensure that there are no significant adverse impacts for existing properties and land uses. The proposal therefore accords with criteria (e) in my opinion.

Relationship to and impact on tourism facilities to Stratford on Avon and neighbouring areas Criteria (f) requires:

‘(f) the relationship of any tourist or leisure related attraction to the function of Stratford-upon-Avon and the nature of any impact it would have on the existing tourism facilities in the town and in the neighbouring area.’

The principle of the leisure village has been established within the site as part of the earlier planning permission. It is considered that the proposed leisure village comprising self-catering holiday lodges and holiday homes, taking into account the recent leisure related infrastructure developed within the site, would encourage longer stays in the area, when compared with the existing provision of bed and breakfast accommodation within and around Stratford-upon-Avon. The proposal would contribute to diversifying the type, quality and range of accommodation available in the area, and provide a type of facility that is not currently available. As such, it is considered there would be very limited displacement of existing accommodation within Stratford-upon-Avon and other nearby Cotswolds villages and towns, therefore ensuring that the proposed leisure village at Meon Vale complements the existing tourist and leisure function of Stratford-upon-Avon, bringing additional benefits to the local tourist economy. The Councils Leisure Consultants have reviewed the leisure village element of the proposal and raise no objection. They have commented that the relocation of the leisure to west of the site would not necessarily make it more viable (or less viable). However, they have made recommendations to make the leisure village more attractive to potential developers by providing, amongst other things, a more flexible mix of holiday lodges/holiday homes within the village and reducing the occupancy restrictions. The applicant has agreed to these recommendations in the interests of making it more attractive to potential future leisure operators. It is also recognised that the extension of the ‘Greenway’ pedestrian/cycle route has been completed as well as new leisure facilities within the site, which when coupled with the new bus service to the site has the potential to provide increased footfall in to Stratford on Avon. Furthermore, I consider the leisure element of this proposal would not have a significant harmful impact on the tourism/leisure related function of Stratford on Avon or nearby Cotswolds towns and villages. In my opinion the proposal therefore complies with criteria (f). Criteria (g) requires:

‘(g) the potential effect on natural features within and adjacent to the site and the opportunity to enhance such features.’

Assessment of these matters are provided with the ES and considered below in the Ecology and Nature section of the report. In summary, the proposed Development includes measures to retain and enhance existing natural features within the application Site. Furthermore, the overall development and associated habitat creation would result in net biodiversity gain for the site. In my opinion the proposal is therefore is accordance with policy criteria (g).

Criteria (h) requires:

‘(h) the retention and enhancement of the extensive open landscape areas and woodland plantations within the site as an integral part of any development scheme.’

The proposal seeks to ensure existing open uses and woodland would be retained, and further blocks of new trees and shrub, and areas of play would be provided. The illustrative masterplan and green infrastructure parameter plans, as well as other information within the ES, demonstrate how this could be achieved. In my opinion the proposal therefore complies with criteria (h). Criteria (i) refers to:

‘the removal of all existing buildings and structures on the site to be phased with the redevelopment (if any), apart from those which are capable of beneficial use within the proposed form of development.’

The application is supported by a demolition plan/drawing which indicates which buildings have been removed. The supporting information indicates several demolition notification applications have been submitted to the LPA to formalise the removal of buildings at the site. All buildings subjected to these applications have now been demolished. In addition to these buildings, it is proposed to demolish a house and the former Officers’ Mess located to the north-eastern corner of the site. In my opinion the proposal therefore complies with policy criteria (i). Masterplan Approach The final part of Policy CTY.18 states:

“Development proposals will need to be supported by a Masterplan for the approval of the District Planning Authority in consultation with the owners of the site, local communities, neighbouring local authorities and other interested parties.”

The planning application is supported by a Masterplan and this has evolved into its current form, from the Masterplan approved as part of the Hybrid Application which was also subject to extension public consultation, following consultation with key stakeholders including local communities, Warwickshire County Council, Local Healthcare Surgery, Natural England, Environment Agency, Highways Agency, English Heritage, SDC as part of the Scoping Opinion Exercise and a number of non-statutory interests consulted as part of the SDC Scoping Opinion exercise. The extent of the consultation is detailed within the supporting statement of community involvement. The proposal is therefore consistent with this element of policy CTY.18. Assessment of Policy CTY.18 The proposal would provide a significant leisure component in accordance with the policy CTY.18. The proposal would also provide significant residential development that would clearly go beyond the needs of the local population in terms of scale in conflict with the policy. Whilst it is acknowledged that the District cannot demonstrate a 5 year housing supply, and this element of the

policy CTY.18 is considered ‘out of date’, the principle of supporting the sustainable development of this site and of seeking to address the present and substantial need for additional market and affordable housing in the area, would be in accordance with paragraph 14 of the NPPF. Therefore in my opinion the remaining elements of policy CTY.18 carry some weight and overall, whilst the proposal would conflict with elements of the policy that relate to the supply of housing it would accord with the remaining elements of the policy which relate to the specific characteristics of the site. However, it should also be recognised that the overall policy approach provided by CTY.18 is a more restrictive approach then the NPPF which tempers the weight given to the policy. Policy COM.21 ‘Visitor Accommodation’ and CTY.9 ‘Holiday Accommodation’ Policy COM.21 deals with visitor accommodation and CTY.9 holiday accommodation and set out a number of criteria in assessing such proposals. The proposal would comply with these policy criteria as follows. The leisure village would be connected to Stratford-upon-Avon town centre by the Greenway and a number of accessible local bus services, with the current proposal increasing the frequency of the bus provision serving the site. In addition, the Rosebird Centre Park and Ride is located adjacent to Waitrose, providing an alternative option for those intending to drive into the town centre. Stratford-upon-Avon town centre can be accessed by sustainable modes of transport from the application site and therefore it is considered that the proposed leisure provision is generally well related to the town centre. Furthermore, it is considered that the self-catering holiday lodges and holiday homes would encourage longer stays in the area, providing a type of accommodation not currently available in Stratford-upon-Avon. The ‘Landscape and Visual Issues’ section below recognises that the provision of extensive strategic landscaping, such as the restoration of hedgerows with canopy trees in the south-western area of the site and wetland scrub and tree planting to reinforce the existing hedgerow along the northern edge of the site, would provide a greatly enhanced array of landscaping features within the site, resulting in significant beneficial effects for trees and woodland. The proposal would create an enhanced landscape structural setting for the site. In terms of cumulative landscape impact, there would be no significant residual adverse effects on landscape character given the mitigation measures proposed, such as the proposed strategic landscaping. As such, the proposed development is considered to be compatible with the character and amenity of the area, in accordance with Policy CTY.9. The ‘Highways Matters’ section below indicates the development would have an impact upon the surrounding highway network. To address this, a package of mitigation measures would be provided, including off-site highways improvements. Subject to the implementation of these mitigation measures, the Proposed Development would not result in a severe residual impact on the local highways network in accordance Policy CTY.9. In my opinion the proposal would therefore accord with the provisions of Local Plan Policies COM.21 and CTY.9. However, it should be recognised that Policy COM.21 is not consistent with the NPPF and therefore is afforded limited weight. Policy CTY.9 has some consistency but the NPPF is less restrictive therefore the policy is afforded some weight.

Policy COM.16 ‘Existing Business Uses’

Policy COM.16 relates to existing business uses, and encourages the retention of sites in business uses and supports their expansion in established locations where appropriate in terms of environmental impact. The relocation of the proposed leisure village to the west of the site would involve the redevelopment of part of the land (including any associated rail infrastructure contained therein) that is currently used by the existing rail business ‘Motorail’. This would restrict Motorails potential to expand contrary to the provisions of Policy COM.16. However, the business would retain land on the western side of the site, including the buildings they currently occupy in this area and leased land for rail storage to continue of the operation of the business, so there would be no loss of existing business use. Furthermore, no objections have been raised by Network Rail over reduction in the land used by Motorail or the loss of any rail infrastructure within the site. In addition, the applicant has indicated all jobs would be retained on site and the majority of land to be used for the leisure village is pasture land that is not currently in significant use by ‘Motorail’. The applicant indicates the larger employment area, to the south of the application site which is currently 98% let, would be unaltered by this proposal. Whilst the proposed leisure village element of the proposal would conflict with the provisions of policy COM.16, officers recognise that this policy is more restrictive than paragraph 22 of the NPPF and therefore I have only given this policy some weight. The loss of part of the land currently in business site and restriction on its potential to expand does count against the proposal, and therefore, would need to be weighed against the benefits of the proposal. Policy COM.17 ‘Rural Employment’

Policy COM.17 encourages the provision of new employment opportunities in rural areas, and whilst the proposals do not generally fall within the categories listed in the policy, they would generate new employment opportunities particularly through the proposed leisure village and the primary school. Furthermore, the nature of the proposed development is such that a range of employment opportunities available in the area would be widened. The Applicants have agreed to provide a remote worker facility within the adjacent employment area which would broaden opportunities for local employment. The policy indicates that the accessibility, scale and nature of any proposed development in relation to homes, services and other sources of employment would be taken into account in order to reduce the need to travel by car. The impact of the proposed development, both in terms of employment generation and traffic impact, is considered further in the ‘socio-economic’ and ‘Highways Matters’ sections. For the reasons set out further below, in officers’ opinion the proposal does not conflict with the provisions of Policy COM.17 which is partially consistent with paragraph 28 of the NPPF, therefore the policy is given some weight.

Other Material Considerations The National Planning Policy Framework At the heart of the NPPF is a presumption in favour of sustainable development. Sustainable development has three dimensions: economic, social and environmental, and the planning system should perform each of these roles. Paragraphs 18 to 219, taken as a whole, constitute the Government’s view of what sustainable development in England means in practice for the planning system A detailed balancing exercise is set out further below that assesses the social, economic and environmental elements of the proposed development in accordance with the principles of the NPPF. However, the proposed development would provide, amongst other elements: Social: The proposal would provide up to 550 homes, which would include 35% affordable housing, as well as up to 85 units of extra-care housing or residential care home (use class C2) accommodation (to meet the needs of older people), to meet the District Housing Needs in accordance with paragraph 47 of the NPPF which is a benefit of significant weight in the assessment of this proposal. Furthermore, the development would be located where there has been a significant investment in infrastructure by the applicant and where it would enhance the vitality of an existing rural community in accordance with paragraph 55 of the NPPF. The on site provision of a one form entry Primary School, located centrally within the development will be a significant element of this community. The NPPF is clear at paragraph 38 that schools are a key facility within large scale housing development, and the proposed location of the school accords with the NPPF, being within walking distance of the proposed and existing housing on site. Paragraph 72 of the NPPF states that the Government adds ‘great weight’ to the need to create, expand or alter schools to ensure that there are sufficient school places to meet the needs of existing and new communities. The NPPF advises that in this regard, Local Planning Authorities should be proactive and positive. The proposal would be located in close proximity to an established employment area with up to 200 employees and therefore provides the opportunity to work, undertake day-to-day activities at the site as part of a mixed use development. The proposal would provide significant social benefits in accordance with the principles of the NPPF. Economic: Section 1 (paragraphs 18-22) identifies that the Government is committed to securing economic growth in order to create jobs and prosperity and significant weight should be apportioned to the need to support economic growth through the planning system. The additional 550 households generated by the development are estimated to introduce significant retail spending into the District which would have a significant positive impact on the local economy. The Development would also result in the creation of additional employment, including the provision of

additional jobs primarily within the education sector (associated with the new school) along with new jobs identified with the delivery of the wider scheme. The proposal would result in the loss of employment land and rail infrastructure land. However, the Safeguarded Railway line and Rail Head remain unaffected. Overall, I consider the proposal would bring significant economic benefits in accordance with the principles of the NPPF. Environmental: A detailed consideration of the environmental matters is set out below. However, it is recognised the proposal would involve the redevelopment of brownfield land, the proposal would introduce extensive strategic landscaping, significant public open space and would enhance existing natural features creating a net bio-diversity gain. In addition, the proposal would not result in significant harm to the landscape character or wider visual amenity in the long term and would not result in significant environmental impacts on air quality, noise and vibration, risk of contamination, residential amenity, water resources and flood risk. The proposal would result in the loss of ridge and furrow within the site but only minor harm to other heritage assets. It is also recognised that, at the reserved matters stage, the final form of the proposals would be agreed in consultation with the local community, to ensure the delivery of a high quality form of development that would harmonises with the environment. Adjacent site – Land adjacent to Sims Metals (UK), Long Marston, Pebworth It is a material consideration of some weight that planning permission has been allowed by the SoS on appeal for a mixed use development comprising up to 380 dwellings, up to 5,000 sq.m of employment (Class B2) floor space, a minimum of 400 sq.m of community (Class D2) building(s), public open space with associated landscaping and infrastructure on a 22 hectare site adjacent to the south of the application site on the 2nd July 2014. In allowing the appeal, the SoS indicated: � The scheme should, like the adjoining St Modwen scheme (where the

proposal, the subject of this application, would be located), be regarded as being in accordance with paragraph 17 of the NPPF as being a location which can be made sustainable.

� There would be some opportunities available for those employed further afield to travel to and from work by sustainable means including a community bus service.

� The residents of the scheme would have access to a good range of recreational and community facilities, including shopping, as well as ensuring appropriate access to educational and social facilities through appropriate financial contributions.

� the scheme on its own individual merits would contribute to the achievement of the economic and social roles of sustainable development.

� The development would not create landscape or visual impacts of major significance.

� There is no basis for refusing the appeal scheme on grounds of prematurity.

� The site is available now, will provide a significant proportion of much-needed affordable housing, and the scheme would be well-located in terms

of proximity to the basic facilities to be provided as part of the St Modwen development.

� Overall, the Secretary of State is satisfied that the adverse impacts of granting planning permission would not significantly and demonstrably outweigh the benefits when assessed against the Framework taken as a whole.

This appeal decision is a material consideration in the determination of this application. In considering some of these conclusions and how they relate to the proposed development, it is important to recognise: � The proposed development is located adjacent to the St Modwen Scheme

referred to by the SoS as being a location which can be made sustainable. � There would be an enhanced bus service as part of the proposal to

improve access to work by sustainable means. � The residents of the proposed scheme would have access to a good range

of recreational, leisure and community facilities within the site, including shopping, as well as ensuring appropriate access to educational and social facilities through appropriate financial contributions.

� The proposed development would have social, economic and environmental benefits as detailed below.

� As set out further below, the proposal would not create landscape or visual impacts of major significance.

� As stated above, there are no grounds to refuse the application on the grounds of prematurity.

� The site is also available now, would provide a significant proportion of much-needed affordable housing –which the Secretary of State notes is of significant weight, and the scheme would be well-located in terms of proximity to the facilities provided as part of the St Modwen development.

Hybrid Planning Permission (09/00835/FUL) In granting planning permission for the original mixed use development of 550 homes and other infrastructure within the site, the council acknowledged that that the site was a sustainable location for housing and it had the potential to deliver a sustainable new community within the site. Furthermore, that a certain scale or ‘critical mass’ of housing would be needed to create a community which would be viable and sustainable in the long term. The approved infrastructure that supported the original mixed used development has now been constructed and includes a new leisure centre, new community building, new retail store, central square, sports pavilion, sports pitches, play facilities, greenway link, allotments, woodland areas and 30 caravan pitches, amongst other development, that form the centre of the community facilities within the site. The current proposal with an additional 550 new homes, 46 hectares of green infrastructure, new primary school and leisure village amongst other elements would further contribute to achieving a critical mass within the site would foster the growth of a strong, vibrant and sustainable village community within Meon Vale in the long term. The proposal would therefore be in accordance with paragraph 55 of the NPPF that says that housing should be located where it would enhance or maintain the vitality of rural communities.

Prematurity Whilst the Emerging Core Strategy is considered of limited weight for decision making purposes, it is recognised Emerging Core Strategy Policy AS11 provides specific advice on the redevelopment of the application site and Policies CS.15 and CS.16 set out policies for total housing numbers and distribution within the District. Guidance on the issue of prematurity is provided both in the Framework and in the national planning practice guidance at paragraph 14 which makes clear that the approach taken is that refusal on the grounds of prematurity can only be justified where there are clear adverse impacts which would significantly and demonstrably outweigh the benefits of the proposal taking the policies in the Framework and any other material considerations into account. Attention is drawn to situations where there might be such impacts including where the development is so substantial that it would undermine the plan making process by predetermining questions of scale and location and where the emerging plan is at an advanced stage in its preparation. The examination in public of the Council’s emerging Core Strategy was concluded in January. At the time of writing this report interim findings are hoped to be received from the Inspectorate by 20 March. Policies AS.11, CS.15 and CS.16 are subject to significant objections and have been amended during the course of the examination, and therefore, the emerging plan cannot be considered as being at an advanced stage in its preparation. However the proposed development remains consistent with the proposed amendments to these Policies. My policy colleagues and I consider that overall the scale and nature of the proposed development are such that the granting of planning permission at this point in time would not undermine the provisions of the emerging Core Strategy. Conclusion on Principle of development The leisure element of the proposed development would accord with saved local plan policy CTY.18 but the proposed residential element goes beyond meeting immediate local housing needs. It is acknowledged that in the absence of a 5 year housing land supply, development plan policies relating to the supply of housing are out-of-date. The proposal includes up to 550 new residential dwellings which would boost significantly the supply of housing in the District accordance with paragraph 47 of the NPPF and represents sustainable development consistent with paragraph 14. The proposed leisure village would accord with saved local Policies COM.21 and CTY.9 but would conflict with policy COM.16 through the loss in part of land currently with the potential for business use and existing rail infrastructure associated with Motorail which is a dis-benefit that counts against the scheme. However, it is recognised that policy COM.16 is more restrictive than paragraph 22 of the NPPF and therefore is not given full weight. The loss of the potential business use and rail infrastructure must be weighed against the benefits of the proposal. Furthermore, the proposal would be located where it would enhance the vitality of an existing rural community and adjacent to a site that was considered by the SoS (Codex/Land adjacent to Sims Metals, Long Marston Appeal Decision) as being a location for new housing that could be made sustainable in accordance with paragraph 55 of the NPPF.

The development would generate significant retail spending into the District and would result in the creation of additional employment, including the provision of additional jobs associated with the new school and leisure village along with some new permanent jobs as well as temporary construction jobs identified with the delivery of the wider scheme. The proposal would therefore have potential for significant economic benefits in accordance with the principles of the NPPF. The principle of the leisure development would not wholly accord with the development plan policies as it would result in the loss of some land with potential for employment use and rail infrastructure land and this must be weighed against the benefits the leisure element would provide. Whilst the housing element does not wholly accord with the development plan, there are other material considerations that lead officers to conclude that this is acceptable in principle. Highways Matters and Rail Link Local Plan review Policy CTY.18 criteria ‘c’ requires the submission of Transport Assessment (TA) in support of development which assesses the potential highways impact. The proposal is supported by a TA with addendum as detailed further below. Paragraph 32 of the NPPF states, amongst other things, that decisions should take account of whether opportunities for sustainable transport modes have been taken up; safe and suitable access to the site can be achieved for all people and whether improvements can be undertaken effectively limiting the impacts of the development. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are severe. Paragraph 34 of the NPPF also states that developments that generate significant movements are located where the need to travel will be minimised, albeit, this needs to take into account policies throughout the framework relating to rural areas. Saved policies DEV.4 and COM.9 of the Local Plan Review remain generally consistent with this approach. One of the 12 core planning principles set out in the NPPF indicates that development should actively manage patterns of growth to make the fullest possible use of public transport, walking and cycling, and focus significant development in locations which are or can be made sustainable. Proposed site access and highway safety Matters relating to layout, scale, appearance and landscaping are not for consideration at this time as part of this application for outline planning permission. However, access is for consideration at this time with the proposal including a new vehicular access from Station Road to serve the proposed housing element of scheme. The access comprises a simple priority junction with 2.4m x 120 visibility splays along station Road, 6.7m road width plus 2m wide footpaths on both sides. This access would created through the removal of part of an existing tree lined hedge to the northern boundary of the site. An existing access gated access at the western end of Station Road currently serving the adjacent railway related enterprise ‘Motorail’ would be widened to continue to provide access to Motorail with increase capacity to accommodate larger vehicles used to transport railway carriage ways but also provide access to proposed leisure village.

The Highway Authority has carefully considered the proposed access arrangements, taking into recent accident data, and has indicated that these are acceptable. I therefore consider the proposed access arrangements to the site would not result in any unacceptable highway safety issues. There are however wider traffic related issues arising from the impacts of traffic generated by the development which are discussed further below. Traffic generation The TA indicates that the development of up to 550 dwellings, the leisure village and primary school, using the WCC Highways Paramics Traffic Model, could generate a total of 419 trips in the weekday AM peak period (0800-0900) and 394 trips in the weekday PM peak period (1700-1800). To mitigate the impact traffic related environmental effects, a package of local highways improvements measures have been agreed with Highways Authority including: - Highway capacity improvements would be provided at the Campden

Road/Station Road junction in form of a ghost-island right hand turn facility with a 2.4m x 160m visibility splay, which would assist in mitigating the impact of traffic generated by the development;

- Highway capacity improvements to the Shipston Road/Clifford Lane Junction/Waitrose access. These improvements would involve the replacement of the existing roundabout with a signalised junction and the provision of a free-flow slip road for vehicles turning left out of Clifford Lane;

- The design of the roundabout junction between Shipston Road, Trinity Way, A3400 and Seven Meadows Road Roundabout would be revised to provide additional capacity for vehicles making a straight-ahead move from Trinity Way;

- Funding would be provided to WCC for the purposes of improving the junction between Banbury Road, Clopton Bridge and Tiddington Road. The proposed improvement involves the signalisation of the junction which would remove the need for vehicles routing from Tiddington Road into Stratford to make a u-turn at the roundabout between Banbury Road and Shipston Road.

- Funding would also be provided to WCC for the purposes of improving the

junction between Bridge Foot and Bridgeway. The proposed improvement will replace the existing pedestrian crossings with a new signalised junction, which will incorporate pedestrian crossing facilities, together with some localised minor highway widening;

- Improvements to existing bus services would be facilitated by the

development to ensure that all future residents would have access to frequent, direct services to Stratford which will assist in reducing private car.

- A package of additional sustainable transport measures would be

implemented to reduce the number of journeys by private car. These include the promotion of existing web-based car share schemes and the undertaking of personalised travel planning as set out within a Framework Travel Plan.

No additional mitigation items have been requested by WCC Highways.

The impact of the development traffic, taking in the account the above mitigation measures, is assessed within the Transport Assessment (TA) in terms of the overall effect on delay within the whole network routes, the effect on journey times along key routes (below) within the model and the change in queuing junctions. Overall network delay The overall network average delay per vehicle would modestly increase by approximately 16 seconds (3.6%) in the AM peak hour and 23 seconds (4.9%) in the PM peak hour. Key Route - Shipston Road/Clifford Lane/Waitrose Access Queuing: � The modelling data indicates the proposed highways improvements to the

junction would fully mitigate the traffic impact on the Shipston Road northbound and Clifford Lane eastbound. Some additional queuing would be predicted on the Shipston Road southbound approach. However, this is due to installation of traffic signals.

Journey times: � The data shows the proposed alterations to the junction would fully

mitigate the impact of the development on northbound journey times, but as with queuing above, it does slightly increase the southbound journey time. However, given the reductions in queuing at the junction and journey time improvements for northbound traffic, the TA indicates that overall, the proposed mitigation offers an improvement at this location.

Key Route - Shipston Road/Trinity Way/A3400/Severn Meadows Roundabout: Queuing: � The information indicates that the proposed scheme would fully mitigate

the impact of the development on Trinity Way in both AM and PM peak hours and would deliver significant improvements on Severn Meadows Road compared to future baseline scenarios set out in the TA.

Journey Times: � The results show that, following the works to the junction, the westbound

journey time would increase slightly in the AM peak hour but both the eastbound and westbound routes show significant improvements in journey times in the PM peak relative to baseline scenarios. Given the reductions in queuing at the junction and the journey time improvement in the PM peak, the TA suggests the mitigation offers a significant improvement in the location.

Key Route - Banbury Road/Clopton Bridge/Tiddington Road Junction The results from the original TA and TA Addendum are reported here, with an update following the most recent modelling work included in a subsequent section below. Queuing:

� The modelling data shows the proposed mitigation works significantly

reduce the level of queuing experienced on Banbury Road in both the AM and PM peak hours.

� The results indicate increases in queuing at the Tiddington Road and Clopton Bridge approaches to the junction, but this is primarily due to the introduction of signal controls of the junction.

� Despite the increasing queuing in some instances the TA indicates the proposed works would offer an overall improvement with delays more balanced across the arms of the junction rather than focused on Banbury Road.

Journey Times: � The traffic information indicates there would be a significant improvement

to the westbound journey times experienced on Banbury Road in both the AM and PM Peak hours relative to baseline scenarios.

� Increases in journey time are predicted on Shipston Road to the signalisation of the junction. However, the TA indicates in the context of the significant improvement to both the level of queuing and delay experienced on Banbury Road, these minor increases in journey times are not considered to be a material impact.

� The TA results show the proposed mitigation would be sufficient to address the cumulative impacts of the Meon Vale scheme over the future, as well as Arden Heath Farm, and will, on balance, offer significant betterment over the future baseline scenario.

The applicant has worked with WCC Highways to ensure appropriate highway works are undertaken to mitigate the impact of the development.. Further details are provided in the subsequent section below ‘Clopton Bridge Highways Improvements Update’. Hathaway Lane/Evesham Road Priority Junction The TA confirms that following the implementation of the highways mitigation measures at other locations, the traffic model indicates the volume of traffic would reduce at this junction and therefore it is not considered necessary to implement any specific mitigation at this junction. Operation of the A46 Junctions The TA has also assessed potential impacts on the Bishopton Roundabout and Wildmoor Roundabout. Taking into account the mitigation measures, the proposal would result in a maximum increase in the traffic flows of 2.5% in the AM peak and 1.1% PM Peak at the Bishopton Roundabout. In respect of the Wildmoor Roundabout in the AM peak the increase is 1.9% and 1.0%. Potential queuing has also been taken into account. The modelling result indicate that the traffic associated with the proposed development and proposed mitigation measures would not have a material impact on operation of the A46 junctions. Furthermore, the residual impact would fall well below the ‘severe’ threshold set out in the NPPF. The Highways Agency are responsible for the operation and maintenance of the A46. They have reviewed the information contained in the TA and the TA Addendum and have confirmed that they have no objection to the development proposals.

Accident Data and Highway Safety The TA at para 3.7.1 sets out accident data for the locals highways infrastructure including Long Marston Road (from Evesham Road) to Station Road, Station Road and B4632 (Campden Road, Clifford Lane). The data indicates there have been 51 accidents 2008 to 2013 with 44 attributed to driver behaviour and 7 to bad weather conditions. The TA indicates whilst it is not considered there any particular concerns with the local highways layout or design, the proposal would increase the level of turning traffic at the Station Road with Campden Road. As a result, it is proposed to improve this junction to provide a ghost-island right turn facility. This is stated to provide road safety benefits as up to ten vehicles can queue to turn right without obstructing southbound through-traffic, and the risk of rear shunts would be reduced. WCC Highways have agreed these highways improvements and have not raised any highway safety concerns in respect of the proposal. Clopton Bridge Highway Improvements As indicated earlier, WCC Highways originally raised no objection to the development proposals on the basis that new traffic signals were to be installed at the Clopton Bridge/Tiddington Road/Banbury Road junction, and the modelling results suggested that these works would deliver journey time benefits through the junction as a whole, whilst significantly reducing queuing on Banbury Road. The same highway scheme was also being proposed by the promoters of the Arden Heath Farm development scheme, and shortly before that scheme was due to be considered at committee in December 2014, WCC changed their recommendation to one of ‘objection’ to both the Arden Heath Farm and Meon Vale schemes. The reason for the change of recommendation by WCC was that problems had arisen with the modelling and feasibility work relating to this scheme, which meant that Highway Authority had no option other than to withdraw its support at that stage. Specifically, WCC had concerns about the geometry of the junction in relation to the Swans Nest and Tiddington Road arms, and that the wide-area Paramics model may not be accurately reflecting the performance of the junction in sufficient detail for such a sensitive part of the local highway network. As a result of those comments, the applicant and WCC then worked closely to jointly develop a new, smaller, more focused Paramics model, which was also based on new traffic surveys. The new model was developed specifically to consider the area around the Banbury Road/Shipston Road mini-roundabout, Clopton Bridge and the Bridgeway gyratory. The scope of that new model was agreed with WCC, together with the extent and type of traffic surveys, and the methodology to be used in building and running the model itself. Revised junction layouts were also prepared and agreed with WCC for the Clopton Bridge/Tiddington Road/Banbury Road junction and the Bridgeway/Bridge Foot junction. Those junction layouts have also been subjected to a Stage 1/2 Road Safety Audit, with only minor matters needing to be addressed at the detailed design stage.

This new model also includes an assessment of the peak period on a Saturday, at the request of WCC and as a result of traffic levels into and out of Swans Nest during that time. The revised modelling exercise has now been completed and agreed with WCC who raise no objection to the proposals. Key results are summarised below:

• The Meon Vale and Arden Heath developments combined add 6.1% to forecast traffic levels in the AM peak in 2021 in the modelled area, and 4.0% to the PM peak. The model report notes that these are considered to be robust estimates;

• The model includes signalisation of both ends of Clopton Bridge, together with reconfiguration of the Clopton Bridge/Tiddington Road/Banbury Road junction, and the addition of queue detectors to enable the traffic signals to modify their timings in accordance with prevailing traffic conditions;

• There is no change in journey times through the model area in the AM and PM peak hours, despite the addition of development traffic. Significant reductions in journey times of 30% are reported for a Saturday;

• Significant reduction in queuing is reported on Banbury Road in both the AM and PM peak periods, with average maximum queues of approximately 5 vehicles, compared to up 50 vehicles in the future year base case;

• Reduced queuing is also reported on Shipston Road compared to the future year base case, with reductions in the queue lengths themselves and in the duration of those queues;

• Queues are predicted to increase slightly on Tiddington Road as a consequence of the highway works, albeit with average maximum queue lengths of less than 10 vehicles in each case;

• Queues will form on Clopton Bridge in the southbound direction as a result of the inclusion of the signal proposals. This is inevitable due to the introduction of traffic signals which control a previously unopposed movement; however

• The reduction in queue lengths along Banbury Road far exceeds any increase in queue lengths identified anywhere else in the model.

Based on the revised junction layouts and the modelling results summarised above, WCC now have no objection to the development proposals. I therefore conclude that subject to appropriate off-site highway works being secured and implemented that the proposed development would not have a severe impact on the flow of traffic or congestion in the vicinity of the site or within the wider highway network. Furthermore, the proposal would not have a materially adverse impact on highway safety within the locality. Clopton Bridge structural stability One effect of the highway improvements close to Clopton Bridge is that increased queuing traffic could occur over the bridge. This could impinge on the structural stability of the bridge. However, WCC Highways and WCC Bridges Team, having been provided with a structural report, have raised no objection in this regard. For these reasons, it is therefore considered that the traffic associated with the development would not cause harm to structural stability of the bridge. Accessibility The application site lies approximately 6 miles to the south of the Stratford on Avon. The site is bounded to the east by the B4632 and is in close proximity to the villages of Long Marston, Lower and Upper Quinton, Mickleton, Pebworth,

Clifford Chambers, Welford on Avon, Luddington and Weston on Avon, amongst others. Local Facilities As part of the previous consent, facilities within the site have been brought forward including new leisure centre, new community centre, new retail store, sports pavilion, sports pitches and play facilities which would help reduce the need to travel to access such facilities. Quinton Primary School is located to 1.3km to the west of the site and two further primary schools are located at Mickleton and Welford. However, the proposal includes a new one-form primary school which would further reduce the need to travel off-site because primary school aged pupils could be educated on site. Secondary schools are located within Stratford on Avon, food shopping is available at the Waitrose Store at the Rosebird Centre on the southern edge of Stratford on Avon, having a full range of facilities that are directly accessible by the greenway and public transport to encourage more sustainable modes of transport. However, it is recognised a large proportion of such trips are likely to be car borne where destinations are not served by the bus service connected to the site. Within the site, there is 80,000m2 of employment land in use which provides some on-site employment opportunities which further help reduce the need to travel. Public Transport Local Plan review Policy CTY.18 criteria b requires the provision of an effective public transport service linking the site with Stratford on Avon and where possible the utilisation of the former Stratford-Cheltenham Rail way line. Policy COM.7 seeks to promote public transport measures in respect of bus provision to improve accessibility. The rail considerations are discussed further below, however, in terms of bus service provision, there are 5 main bus routes serving the villages close to the site which provide connections to southern villages and Stratford on Avon. As part of the s.106 that accompanied the previous consent (12/00484/VARY) the developer has already implemented a half-hourly bus service (0700 and 1900) Mon-Sat between the site and Stratford on Avon town centre. The public transport strategy accompanying this new application proposes to further enhance the bus service by providing hourly services between 1900 and 2300 Monday to Saturday, plus an hourly service on Sundays between 0800 and 1800. Furthermore, the developer would be directly responsible for the bus provision rather than providing a payment to WCC Highways. The improvements to the bus service, taking into the existing level of provision, coupled with the onus being put on the developer for provision, would encourage more sustainable modes of transport and improve access to facilities, not only for future occupiers of the site but also for existing communities nearby. Furthermore, it would improve the long term deliverability of the service. Pedestrian and Cycling Infrastructure There are a number of cycle routes in the vicinity of the site including, amongst others, National Cycle Network (NCN) Route 5 which runs on Station Road,

providing access to local villages, Stratford on Avon, and Banbury to the south-west. The section between Stratford on Avon and Long Marston, known as the Greenway, is suitable for both cyclists and pedestrians. The Heart of England way is also located nearby and provides pedestrian access to local villages. As part of the previous consent, The Greenway and has been extended into the site to provide a direct pedestrian and cycle route into Stratford on Avon, which has an extensive cycle network. This would encourage sustainable modes of transport and improve the local pedestrian and cycle network. In addition, the developer would contribute £23,075 towards the improvement of nearby public rights of way. Whilst the proposal is in outline form, the final design and layout can ensure high levels of pedestrian and cycle permeability, and taking into existing infrastructure within the site would enable journeys to leisure, employment and retail facilities within the site on foot and further afield by cycling. The provision of secure cycle storage facilities as part of the development would further promote such sustainable modes of transport. Train Stations The nearest railway stations are Honeybourne; which provides links to London, Oxford, Reading, Hereford and Worcester; and Stratford upon Avon, which provides frequent connections to several key destinations including Birmingham and London. Honeybourne is approximately 10kms away and Stratford upon Avon is approximately 12km away, however, public transport is available within the locality to enable access to these transport nodes. Furthermore, the Greenway provides a cycle link into Stratford on Avon with secure cycle storage available at the train station. Rail Link to Honeybourne To the east of the site is rail link to Honeybourne which is licensed to carry freight. The rail link to the north of the site leading to the town of Stratford on Avon was closed in 1976 and follows the line of the Greenway. Local Plan Policy CTY.18 criteria b seeks to secure the re-opening of the former rail link where possible. However, a study has been undertaken by external consultants appointed by the Council that concludes the re-opening of the rail link is not viable or realistic prospect at this time. It is therefore considered that financial contributions could not be sought towards the re-opening of the line. Furthermore, such a request would not be compliant with the CIL Regulations as it would not be necessary to make the development in acceptable in planning terms. Conclusion on Highway Matters For the above reasons, I therefore conclude that the site is sustainable in terms of its location when considered holistically. In addition, the measures set out within the Framework Travel Plan and s.106 legal agreement relating to increased public transport services to the site, would help encourage more sustainable modes of transport. In respect of traffic and transport matters, taking into account the potential environmental impacts effects that could arise from the change in traffic during the construction and occupation phase of the development as well as cumulative

impacts, I consider that the proposed development would not result in any significant adverse environmental effects. Furthermore, based on the recent traffic modelling undertaken and the proposed highways mitigation measures, I consider that the proposal would not have a severe impact on the capacity of the local highways infrastructure. The proposal would therefore accord with the principles, and paragraphs 32 and 34, of the NPPF and saved policies COM.7 and DEV.4 of the Local Plan Review, which remain generally consistent with the NPPF. Landscape and Visual Assessment including Impact on AONB Paragraph of the NPPF 115 indicates great weight should be given to conserving landscape and scenic beauty in Areas of Outstanding Natural Beauty which have the highest status of protection in relation to landscape and scenic beauty. Saved Policy EF.1 indicates proposals that harm the AONB should not be permitted and cumulative impact particularly in respect of the rurality and tranquillity of the area should be taken into account. The NPPF requires as part of its core principles (paragraph 17 (5)), that, amongst other things, planning should take account of the different roles and character of different areas and recognise the intrinsic character and beauty of the countryside. Saved policy PR.1 of the Local Plan Review is consistent with this as it states that proposals should respect, and where possible, enhance the quality and character of the area. Paragraph 109 of the NPPF also states that the planning system should contribute to and enhance the natural and local environment by protecting and enhancing valued landscapes. In assessing the landscape and visual impact of the development I have had regard to a number of key documents which include, amongst others, i) the comprehensive landscape and visual effects chapter within the Environmental Statement which has been undertaken in accordance with current guidance by the applicant ii) the consultation response prepared by the councils landscape consultants and iii) supporting plans for the proposed development. Landscape character The Site is located at the transition between varying character types. The proposed development is located within but close to the eastern edge of National Character Area 106, Severn and Avon Vales, in proximity to NCAs 107 (Cotswolds) and 97 (Dunsmore and Feldon). At a regional level it is covered by the ‘Warwickshire Landscape Guidelines’ (1993) and lies within the Avon Vale Farmlands. The ‘Worcestershire Landscape Character Assessment Guidance’ (2012) Village Claylands character type overlaps the Avon Vale Farmlands including the Site. The Avon Vale Farmlands overall character and qualities are described as ‘An open, hedged agricultural landscape lying in a broad clay vale along the foot of the Cotswold escarpment’. The key characteristic features are described as ‘A broad, flat vale with occasional low rounded hills; A medium to large scale geometric field pattern; A strongly nucleated settlement pattern of medium sized villages, often fringed by glasshouses or polytunnels; Large fields of brassicas; Straight roads with wide roadside verges typically bounded by a tall hedge and ditch and many small, often derelict orchards’. The District Design Guide Character Map describes the site and surroundings in a similar manner to the Character Areas in the ‘Warwickshire Landscape Guidelines’. The site is in the Avon and Stour Valleys: Avon Vale character area.

The Site is set in the context of the former MOD Engineering Resources Depot which now includes the Meon Vale Business Park, with the Sims recycling centre to the south, the Bird Industrial Park to the west and ongoing construction of the central facility and residential properties to the south, along with large blocks of plantation woodland also to the south and extending into the Site. Due to these features the immediate context of the site is distinct to the character of the wider landscape and as such, does not represent typical character.

The Site is reasonably well screened along the northern Station Road boundary by tall field hedgerows. The eastern boundary is also reasonably well screened by a mix of field hedgerows, blocks of mature trees, particularly in the vicinity of Park House, and individual trees. Mature blocks of plantation woodland associated with the former MOD Engineering Resources Depot extend north to south through the centre of the Site combining with the existing developed area and new development to the south and the northern and eastern boundaries described above to create a relatively strong degree of containment to this part of the Site. The Site is however more open in the west with open fields heavily influenced by the Motorail activities. There are no Public Rights of Way across the Site. There is however a network of PRoW in the surrounding countryside with the majority concentrated to the north, west and east with few in the south. A permissive route ‘The Greenway’ passes through the site from Station Road in the north linking through to Campden Road in the south east.

There are no landscape designations on the Site. Meon Hill forms one of the most northerly points of the western edge escarpment of the Cotswold AONB and the northern slopes of the hills are included in the AONB designation which extend as far as Campden Road to the west and Taylor’s Lane to the north, 350m to the south east of the Site. Visual Effects The Site is relatively well contained with views restricted to glimpses from the low lying landscape immediately surrounding the site by the existing built form, large woodland blocks, tall boundary field hedgerows, blocks of mature trees and individual trees, all as described in the landscape character section above. The Site is more open to views from the west and from a limited number of elevated locations which form the sides and ridges of the shallow bowl, including from the Heart of England Way on the slopes of Meon Hill, the residential properties on the south western edge of Upper Quinton, elevated land to the north of Pebworth and from Rumer Hill and Atherstone Hill. These longer distance views are however defined by the strong framework of tree belts and woodlands within and surrounding the site which act to soften and screen these wider elevated views which are typically in the context of built form (relatively large scale commercial and residential). The applicant has carried out a comprehensive visual appraisal of the Site and its environs from publically accessible areas to determine the relationship of the area with its surroundings, the visibility of the Site within the wider landscape and the effect that development would have on the views. Effects on Landscape and Visual Amenity

It is inevitable that a development of the scale proposed would have some effect on landscape character and features and views from the surrounding area would be apparent. The assessment work carried out by the applicants has been reviewed in detail by the Councils Landscape Consultant who has advised that he is generally in agreement with their assessments and conclusions which are summarised in the text below with emphasis on areas of most significant adverse effect. Construction Period Effects on Landscape and Visual Amenity General The construction period is predicted to span approximately 8 years from 2015 to 2023. The construction works would inevitably result in temporary adverse landscape and visual effects which are likely to be more significant than following completion when mitigation works are complete and establishing, with the development having a more ’settled’ appearance. The most significant landscape and visual effects during the construction period are likely to arise from the movement to and from the Site of heavy goods vehicles, use of lifting and earthmoving equipment (including cranes), creation of temporary spoil and storage mounds, landform changes, establishment of site compounds and associated parking and welfare facilities, erection of scaffolding, structures under construction and land use changes. The Site and immediate surroundings are however already subject to such influences from existing land uses including the movements of heavy goods vehicles and rail rolling stock associated with the existing commercial developments, demolition and rubble piles within the Site and residential construction works to the south of the Site associated with the consented scheme. Landscape Features The majority of the higher sensitivity landscape features on the Site including trees, woodlands, hedgerows, ponds and watercourses are retained as part of the structural landscape to the Development, with protection proposed during the construction period. However it is considered likely that the northern half of the agricultural fields including ‘ridge and furrow’ located within the south western area of the Site would during the construction period, due to the change of land use, be subject to adverse landscape effects of moderate to moderate-major significance (without mitigation). The existing tree structure including woodland plantations, native hedgerows with trees, small copses and individual specimens are collectively a very strong feature in the landscape. The applicant has submitted a comprehensive Tree Survey / Arboricultural Assessment with the application including plans showing trees to be retained and those to be removed. This document has been reviewed as an overlay to the illustrative development proposals which demonstrates that only a small percentage of tree loss will occur, largely restricted to non-native and those in the poorest condition. The most notable tree losses will be groups of Black Italian Poplars in the proposed ‘residential in woodland’ in the north eastern area of the Site which are 22 to 30m in height standing tall above the general surrounding tree canopy. Their loss would not however result in a greater visual effect of the development

and would, from a safety point of view, particularly due to their over mature and generally poor condition be appropriate with new residential development in close proximity. Also a relatively large area of semi mature Oak trees is shown for removal in relation to the proposed sustainable drainage feature in the open space proposed internally in the north of the Site. This would however be reviewed with at least partial retention being the target at detailed design stage. Concern has been raised regarding the practicality of constructing the residential properties shown on the illustrative proposals in the ‘residential in woodland’ area in the north east of the site. This has been reviewed and your Officers are satisfied that the scheme is achievable in accordance with British Standard (BS5837: 2012) ‘Trees in relation to design, demolition and construction – Recommendations’. Planning Conditions can be imposed that require, prior to the commencement of works, up to date tree survey and method statement for working in close proximity to retained trees and hedgerows. This would be applicable to the whole development site with the submission on a phase by phase basis. Landscape Character The areas of higher landscape sensitivity within the Site where development is proposed would suffer the greatest effect on landscape character during construction. These areas are the agricultural fields in the south western area of the Site as mentioned above and in the north eastern area of the Site where residential built form is proposed amid the canopy trees, with both areas predicted during construction to experience adverse effects of moderate to moderate-major significance (without mitigation). At a broader scale, due to the existing direct and indirect detracting influences of features within the Site and the areas immediately to the south, including industrial / commercial activity and construction activity there will be limited adverse change to landscape character as a result of the construction process, either direct effects on areas containing the Site or indirect on areas which do not contain the Site, including those associated with the elevated landform of the Cotswolds AONB to the south east. Visual Effects As mentioned above the site is relatively well contained from a visual point of view with significant visual effects during construction before mitigation largely restricted to areas within 1km of the edge of the site. The most significant effects from residential properties are predicted from No 2 Station Road and Poverty Cottage, Station Road which would be immediately adjacent to construction activity and are assessed as having temporary adverse visual effects of major significance (before mitigation). The recently built residential properties flanking the Site access road to the south west of the central facility are assessed as having temporary adverse visual effects of moderate-major to major significance (before mitigation). Twiga House and the adjoining ‘Police Office’ on the Campden Road are assessed as having temporary adverse visual effects of moderate to moderate-major significance (before mitigation).

There would also be temporary adverse visual effects of moderate significance (before mitigation) on other properties in relative close proximity to the site but the views are softened by intervening vegetation and built form. The properties, all of which are within 1km of the edge of the site including those on the western

edges of Lower and Upper Quinton, parts of the south and eastern edges of Long Marston and individual farmsteads.

With the exception of Long Marston Grounds which is predicted as having temporary adverse visual effects of moderate-major significance (before mitigation) and views from the elevated Meon Hill Fort Scheduled Monument, 1.5km from the edge of the Site with no public access, predicted as having temporary adverse visual effects of moderate significance (before mitigation), no other heritage assets are considered likely to experience significant adverse effects of construction.

The main Public Rights of Way (PRoW) likely to experience significant adverse effects of construction are considered to be PRoW SD41 Heart of England Way and PRoW SD41a, both to the north of the site and predicted as having temporary adverse visual effects of moderate-major significance (before mitigation). Although considered to have a lesser magnitude of adverse change as a result of construction a number of other PRoW are predicted to have temporary adverse visual effects of moderate significance. They are PRoW SD42 east of Campden Road, PRoW SD334 Heart of England Way on north-western slopes of Meon Hill at approximately 80m AOD which is representative of the most open publically accessible view from Cotswolds AONB, Greenway north of Station Road and PRoW SD41 Heart of England Way east of the Site. In terms of transport routes Station Road, a rural lane forming part of a Sustrans route abutting the northern boundary of the Site, is the only one likely to experience significant adverse visual effects of construction with filtered views through the existing roadside hedgerow of built forms and also the construction of a new access to the Site with predicted temporary adverse visual effects of moderate to moderate-major significance.

As a result of their low sensitivity there would not be any significant adverse visual effects of construction on any of the surrounding commercial and industrial site. Mitigation Construction Various means of mitigation have been put forward by the applicant during the construction period to reduce the temporary landscape and visual effects. These include the use of hoardings for screening, particularly in close proximity to visual receptors; control of lighting of construction compounds and machinery; agreeing working hours; location of compounds and stockpiles in least visible locations and protection of retained vegetation. The submission and agreement to a Construction Management Plan (CMP) would ensure the implementation of such mitigation. The CMP would be adhered to for each phase of construction works (with a requirement to be updated as necessary).

Completed Development To help mitigate the areas of greatest adverse landscape and visual effects and to generally enhance the development site throughout and assimilate it into the surrounding area, the structural landscape mitigation recommended by the applicant, for which detailed designs and specifications would be the subject of a Condition to be satisfied prior to the commencement of any construction works, is summarised below.

• Restoration of hedgerows with canopy trees in south-western area of Site; • Enhancement of stream corridors and ponds with planting and varying of

watercourses; • Wetland scrub and tree planting to reinforce existing hedgerow along northern

edge of Site, in addition to hedgerow reinforced by scrub and canopy tree planting in place of the existing access corridor on the southern side of Station Road, to create a linkage of structural landscaping and soften views of built development from Long Marston Grounds;

• Planting of native canopy trees flanking the proposed access from Station Road to assimilate lighting columns in views from the north and management to create canopy closure over the access road;

• Extensive areas of tree planting, including in a linear belt on a gentle mound with structural planting of tree belt and understory shrubs to enhance visual mitigation and appropriate separation between the railway sidings and leisure uses;

• Extensive planting of locally appropriate wetland canopy trees and scrub, in the northern area of the Site, in keeping with the proposed wetland character of this area, to compensate for losses of existing trees in tree group TG6 as a result of the creation of wetland/SuDS areas;

• Planting of canopy trees flanking the Site access road to the north and south, to the south west of the central facility;

• Minimum setback of built form of 15m from the Site boundary immediately to the south of residential built forms at 2 Station Road and Poverty Cottage, Station Road, to soften views from southern elevations of these properties;

The structural landscape would be installed at stages throughout the phased development period and should wherever possible be installed early to gain maximum benefit. A structural landscape phasing Condition would be a requirement to be agreed prior to the commencement of any construction works. Completion and Residual Effects on Landscape and Visual Amenity (after mitigation). General The levels of adverse landscape and visual effects would reduce on completion of the Development and thereafter as the landscape proposals establish and the scheme settles into the surroundings. However, this would largely rely on a positive management regime, the delivery of which has been expressed in the Landscape and Biodiversity Management Strategy (L&BMP) submitted with the application. The aims, objectives and guidelines in the L&BMP form a sound basis for the management of the landscape at the Site and should be refined through the preparation of more detailed landscape management plans by way of submissions on a phase by phase basis. Landscape features It is considered that the landscape mitigation proposals and their establishment over a 20 year period will have a beneficial effect on the landscape features across the majority of the Site except for that part of the agricultural fields including ‘ridge and furrow’ in the northern half of the south western area which will be replaced by holiday homes and lodges with associated landscape works. However, the landscape mitigation would result in additional trees and woodland, hedgerows, ponds and watercourses which will create an appropriate setting for the leisure complex with connectivity to existing woodland and hedgerows. Existing rail rolling stock would be removed from the Site but would remain along

the edge of the western boundary as the Motorail facility continues to operate. The fields to the south would be subject to pastoral management with enhanced landscape condition and amenity.

Landscape Character Officers consider that there would be beneficial effects on all landscape areas within the Site, with exception of the agricultural fields in the northern half of the south western area where holiday homes and lodges are proposed and in the north eastern area where residential properties are proposed amid the canopies of existing mature trees. However, with mitigation only limited adverse effects on landscape character are anticipated in these areas. In respect of external lighting effects on the character of the night sky these would not be significant as a result of the completed Development, after 20 years establishment of the proposed landscape structural planting. In terms of the setting of the Site in the broader landscape the establishment over time of the structural landscape will reinforce the boundaries thereby creating an enhanced landscape setting to the Site with resultant potential beneficial effects on the landscape character. Visual Effects Whilst significant adverse effects have been predicted on a number of nearby receptors during the construction period and early on after mitigation and completion, including residential properties, heritage assets, PRoW and Station Road, there would be limited significant adverse effects of the Development after the establishment of the landscape proposals over a 20 year period. The only visual receptors likely to continue to experience significant residual adverse visual effects are the residential properties No 2 Station Road and Poverty Cottage, Station Road which are considered likely to experience residual adverse visual effects of moderate significance. Other visual receptors such as those listed in the Construction Period Effects Section above are predicted to have effects after 20 years ranging from minor–moderate adverse through neutral to minor-moderate beneficial. There will be an eventual improvement to the outlook from and the setting of the Listed Building Long Marston Grounds on Station Road with the gap on the opposite site of the road through which there is currently an occasional access into the Site closed and planted with structural landscape.

Cumulative Landscape and Visual Effects There are two schemes where there is potential for additional landscape and visual cumulative effects of the Development.

Scheme 1 - Land adjacent to Sims Metals UK (Wychavon District Council Application Reference: W/13/00132) extending between the entrance to the existing recycling centre on Long Marston Road to the west, as far as B4632 Campden Road to the east, and includes areas of previously developed land, as well as agricultural fields. Scheme 2 (consented and under phased construction) is Long Marston Storage Depot (Stratford-on-Avon District Council Application Reference 12/00484/VARY) which lies immediately to the south and east of the eastern area of the Site.

In terms of Scheme 1 it is considered that whilst there would not be significant cumulative effects on the majority of landscape features, the replacement of agricultural fields with built development would reinforce the adverse cumulative effects on this landscape component as a result of development. However, the completed developments of cumulative schemes 1 and 2 would incorporate landscape proposals that, once established, will reinforce the beneficial effects on other types of landscape features relating to the Development.

In terms of landscape character, as a result of the extent of potentially concurrent construction activity, it is considered that there would be potential for significant effects arising from direct adverse change in the Stratford-on-Avon District: Avon and Stour Valleys: Avon Vale landscape character area; and from indirect influence of adverse change, as experienced in landscape character areas on the elevated Cotswolds escarpment , which is assessed at District, AONB, County and National levels. However, it is considered that there would be no significant residual adverse effects on landscape character as a result of the cumulative schemes.

In terms of visual effects, there is limited intervisibility between cumulative schemes 1 and 2 and the Site due to vegetation and built form within the Meon Vale Business Park. There are also limited viewpoints from which the Site is seen in conjunction with cumulative schemes with the only significant adverse effects on views experienced at construction and early completion from locations on the elevated PRoW Heart of England Way on the north-western slopes of the Cotswolds AONB, with the majority of these effects resulting from the construction and completion of scheme 1. With 20 years establishment of the proposed planting forming the southern boundary of scheme 1 there would be no significant residual adverse cumulative visual effects. Conclusion on Landscape and Visual Effects For the above reasons I therefore conclude, in terms of landscape and visual effects, and taking into account the significant weight that must be given to conserving landscape and scenic beauty of the Cotswolds Areas of Outstanding Natural Beauty, the proposed development can be suitably assimilated into the Site and surroundings in accordance with the provisions of paragraphs 7, 58, 61, 109, 115 of the NPPF and saved policies local plan policies PR.1, EF.1, EF.5, EF.9, EF.10, DEV.1, DEV.2, CTY.9, CTY 18 of the adopted Stratford-on-Avon District Local Plan. Ecology and Nature Conservation A core planning principle of the NPPF (para 17, bullet point 7) is that the planning system should contribute to conserving and enhancing the natural environment. The NPPF states, inter alia, that minimising impacts on biodiversity and providing net gains in biodiversity where possible, contribute to the Governments commitment to halt the overall decline in biodiversity (para 109 bullet point 3). The NPPF also states that when determining planning applications, local planning authorities should aim to conserve and enhance biodiversity. Chapter 11 of the NPPF sets out a number planning principles including, amongst others, that planning policies should minimise any adverse effects on wildlife and opportunities for improving bio-diversity within developments should be maximised. Local plan policies EF.6, EF.7, EF.7A, EF.9 and EF.10 seek to protect features of nature conservation value including, amongst others, protected species and semi-ancient woodland. These policies generally accord with the principles of the NPPF

in so far as they relate to the retention, protection, management and, where appropriate, creation of wildlife habitats, albeit, the NPPF is less restrictive. Extensive ecological surveys have been undertaken on the site supplemented by desk based information which indicate that, overall, the site supports habitats of predominantly low value, the watercourses and associated bankside habitats continue to support a water vole population of county value, and which would qualify the site as a Local Wildlife Site (a local designation for nature conservation interest). The central area of the site is dominated by plantation woodland that is currently in poor condition, which would be enhanced as part of existing planning consents for the site. The proposed development retains the existing network of watercourses within the site, and therefore, the existing habitats for water vole which are protected species, together with the vast majority of the plantation woodland. The proposal would result in the loss of habitats to the north of the site. However, they would be replaced with a mosaic of priority wetland and grassland habitats, which would create a beneficial resource for both wildlife (including water vole) and for public enjoyment of it. The proposed ecological and management strategy indicates grassland would be created in the southwest of the site to compensate for losses elsewhere, and to provide replacement opportunities for skylark and other birds. A key element of the ecological strategy for the site would be the provision of an Ecological Management Plan that would ensure that grounds keeping and habitat management on the site is more appropriate for wildlife, which would off-set effects associated with the likely increased disturbance from people and pets once development is constructed. It would also ensure that the habitats in the existing railway sidings would not be adversely effected/decrease in value. The supporting ecological assessments indicate that protected and priority fauna would not be significantly adversely affected overall with improvements for some groups. Mitigation to ensure water voles, bats, great crested newts, reptiles and badgers during construction would be controlled by means of a Construction Environmental Management Plan. Further controls through licensing administered by Natural England for any works to bat roosts which would also help minimise ecological impacts. The NPPF differs to that of the local plan policies in that it allows for biodiversity offsetting. Warwickshire County Council are piloting a biodiversity offsetting scheme. Following the completion of Biodiversity Impact Assessment for the proposal, whilst there would be a loss of biodiversity in the northern part of the site, overall, the proposed development and associated habitat creation and enhancement would lead to a net gain in bio-diversity within the site. The proposed development has been carefully considered by WCC Ecological Services, Natural England and Warwickshire Wildlife Trust who raise no objection to the proposal subject to the provision of Landscape and Ecological Management Plan (LEMP), Construction and Environment Management Plan (CEMP), Protected Species Mitigation Strategy, Bio-diversity Lighting Strategy and appropriate monitoring during the implementation of the scheme. It is the duty of the Authority to have regard to conserving biodiversity, including in relation to living organisms or types of habitat, restoring or enhancing a population or habitat under the Natural Environment and Rural Communities (NERC) Act 2006. I am satisfied that appropriate regard has been given to the Natural Environment and Rural Communities (NERC) Act 2006.

I therefore conclude that the proposal is acceptable in terms of its ecological impact, taking in account any cumulative effects, in accordance with the saved policies EF.6, EF.7, EF.9 and EF.10 of the Stratford on Avon District Local Plan Review 1996-2011 and principles of the NPPF. Impact on Heritage Assets Listed Buildings and Scheduled Ancient Monument: Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering whether to grant planning permission for development that affects a listed building or its setting, the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses. In addition Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that special attention should be paid to the desirability or preserving or enhancing the character or appearance of a conservation area. The Ancient Monuments and Archaeological Act 1979 (as amended) provides the powers for the scheduling and protection of Ancient Monuments. Paragraphs 128 to 139 of the NPPF seek to protect heritage assets, including sites of archaeological importance. However, paragraphs 133 and 134 state that harm to heritage assets may be acceptable if outweighed by public benefits. Saved policies EF.11, EF.13 and EF.14 of the Local Plan Review are less flexible and more restrictive in their approach than the NPPF, as the key requirement is the protection of heritage assets. They are therefore not considered consistent with the NPPF, and consequently afforded limited weight. An assessment has been submitted in support of the application to assess the likely (significant) effects of the development on the environment in relation heritage assets. The site does not contain any designated cultural heritage assets, but a number of listed buildings and the Meon Vale scheduled monument hillfort lie within a 2km study area around it. One Grade II listed building ‘Long Marston Grounds’ lies approximately 30m from the northern boundary of the site along Station Road. Other nearby Listed buildings are at least 300m away in Long Marston and 930m away in Broad Marston. The scheduled monument is 1.5km south east of the site at Meon Hill. Your Conservation officer has assessed the effects of the development and concluded that whilst the proposed access on Station Road would result in increased traffic movements close to ‘Long Marston Grounds’, there would only be minor harm to the setting of this listed building, and very minor harm to its significance (excluding any ‘short term’ impacts associated with the construction phase). In coming to this view, your officer has taken in account the ‘cumulative effects’ associated with existing and emerging development proposals (current planning applications) within the locality. There is no inter-visibility between the other listed buildings and the site due to the mature (deciduous) vegetation along the field boundaries and roads that divide the villages from the scheme, and therefore, their setting would be preserved in the long term (excluding any short term impacts and taking in to account any cumulative effects) within the locality.

The scheduled monument (Meon Hill Fort) would have some inter-visibility but given the separation distance of 1.5km, and the small portion of the wider historic landscape the development would occupy, there would be a neglible effect on the monument in the long term (excluding any short term impacts and taking in to account any cumulative effects) within the locality. The highways authority has recommended off-site works to the local highways infrastructure to mitigate the impact of the development including at Clopton Bridge within the Stratford on Avon Town Centre. Your Conservation Officer has assessed these works and considers there would be only minor harm to nearby heritage assets as a result of these works. In light of the above, there is limited harm identified but having regard to the provisions of paragraph 134 of the NPPF I consider it would be less than substantial. This minor harm counts against this proposal, and therefore, it must be weighed against the public benefits of the proposal as set out further below. In coming to this view, I have had special regard to the desirability of preserving the setting of the listed buildings and features of special architectural or historic interest which they possess in accordance with the provisions of Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as well as the protection of Schedule Monuments in accordance with The Ancient Monuments and Archaeological Act 1979 (as amended). Non-designated heritage assets: The development would require the removal of a small number of World War II-era buildings which are presently located in the north-west corner of the Site. Whilst the buildings are not designated heritage assets and not afforded statutory protection, they are a declining number of such buildings within the country, therefore, the imposition of a condition that requires a programme of historic building recording prior to removal would ensure any features of interest are recorded. Ridge and furrow: The application site contains large areas of ridge and furrow relating to historical agricultural activity. WCC Archaeological Services have assessed the ridge and furrow and concluded it is of local importance, and whilst the proposed development would have a significant impact upon this particular area of ridge and furrow, overall it will only result in a minor adverse impact on the wider historic environment, and therefore, they do not consider that this would be grounds to object to the development. In accordance with paragraph 133 of the NPPF, the loss of the ridge and furrow is considered necessary to achieve the substantial public benefits associated with the provision of 550 dwellings to meet the District’s housing needs. These substantial benefits must therefore be weighed against the loss of the ridge and furrow as set out further below. Archaeology: The supporting assessments indicate the site contains several potentially significant archaeological assets including a potential Romano-British enclosure and two post-medieval farms, along with a large area of ridge and furrow. There is also a potential for unknown archaeology to exist within the buried

environment, especially in those areas of the site that have not been previously subject to earthworks and development. WCC Archaeological services has assessed the proposal and advised the development could affect known and potentially unknown archaeology within the site. However, given the past disturbance across parts of this site and that, as this is an outline application where the layout is not for consideration, it is considered that there is sufficient flexibility to enable the extent and significance of any archaeological deposits present to be ascertained and appropriate mitigation strategies secured through the imposition of appropriate planning conditions. In officer’s opinion this would ensure the impact on features of archaeological significance is acceptable. Cultural Heritage Conclusion: In light of the above, other than the loss of the ridge and furrow within the site and the minor harm to the setting of the Grade II Listed Long Marston Grounds assessed and any heritage assets affected by off-site highways works, the proposed development would not have a significant adverse impact on any heritage assets in accordance with saved adopted policies EF. 11, EF.13, EF.14 and paragraphs 128-137 of the NPPF. I therefore consider, in terms of heritage impact, the application site is suitable in principle for residential development. Environmental health impacts, in particular Air Quality, Noise, Vibration and Ground Conditions/Contamination Air Quality The NPPF at paragraph 109 states that the planning system should contribute to and enhance the natural and local environment by, amongst other things, preventing new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution. Paragraph 124 requires planning policies to sustain compliance with EU limits or national objectives for pollutants, taking into account the presence of Air Quality Management Areas, with decisions being consistent with local air quality action plans. Saved Local Plan Review Policy PR.8 is generally consistent with the Framework and seeks to prevent harm being caused to health or the natural environment from pollutative impacts. The application is supported by an assessment that ascertains the significant effects of the proposed development on the environment in relation to local air quality. As part of the assessment, data on air quality has been collected for the area surrounding the site. The traffic data for the development, construction methodology and programme and outline energy strategy have also been reviewed to determine the likely significant effects. The assessment recognises that the construction works would have the potential to create dust. However, subject to appropriate mitigation measures, dust emissions can be minimised, to the extent any residual effects would be minimal. The operational impacts of increased traffic emissions arising from the additional traffic on local highways infrastructure associated with the proposed development have also been assessed. The concentrations have been modelled for eleven worst-case receptors, representing existing residential properties where the potential impacts are expected to be greatest. In addition, the impacts of traffic from local roads on the air quality for future residents have been assessed at one worst-case location within the development itself.

The assessment concludes that concentrations of airborne pollutants as a result of road traffic (nitrogen dioxide and particulate matter) would remain below the Government air quality objectives at all existing receptors in 2023, whether the development comes forward or not and that the impacts would therefore be minimal. The impacts of local traffic on the air quality for future residents living in the development are concluded to be acceptable at the worst-case location assessed, with concentrations of pollutants being significantly below the Government’s air quality objectives. The supporting assessment concludes that the overall operational air quality impacts of the Development would be minimal. This conclusion, takes into account the uncertainties in future projections used in the assessment is based on the concentrations being below or well below the Government’s air quality objectives and impacts all being minimal. The Councils Environmental Heath Officer has carefully considered the submitted information and raises no objection to any of these conclusions subject to the imposition of appropriate planning conditions to mitigate impacts. I therefore consider the proposed development acceptable, taking into account any cumulative effects, in respect of its impact on air quality. Noise and Vibration An assessment have been submitted that considers the likely significant effects of the development on the environment in relation to noise and vibration. A baseline noise survey was undertaken in January and February 2014 at four locations surrounding the site to establish existing noise levels on average weekdays and a weekend. The report considers the effect that the existing noise climate would have on noise-sensitive elements of the development and the potential for both construction and operational impacts to arise at offsite receptors (residential properties) as a result of the development. The assessment identifies that any piling operations during the early phases of the construction phase would present the possibility of temporary short term vibration effects to neighbouring properties. General construction activities are not considered to result in any significant noise effects. However, there would be temporary periods (maximum of 4 weeks) where noise effects would be more significant. The report goes to say when considering construction noise against the existing noise environment, the noisier construction activities would be audible at various times throughout the construction phase. However, the overall noise effect associated with the majority of construction works is considered to be minimal, except for short-term activities. The overall noise effects are therefore not considered to be significant. The report indicates the potential noise impact due to road traffic on the surrounding road network would generally not be significant, resulting in a minimal effect, subject to appropriate mitigation measures being implemented which include the re-surfacing of part of Station Road with a low-noise road surfacing. In addition, subject to measures to ensure internal noise levels are acceptable for the dwellings, the site is considered suitable for the proposed development. The Councils Environmental Health Officer has considered the proposal and raised no objection to appropriate mitigation measures being implemented. I therefore consider the proposed development acceptable, in respect of its impact on noise and vibration, taking into account any cumulative effects.

Ground conditions/Land Contamination An assessment has been submitted setting out the likely significant effects of the development on the environment with respect to ground conditions and contamination. The assessment is supported by a geo-environmental audit, which also considers potential contamination in the ground at the site. The assessment identifies that areas of ground within the site have previously been disturbed or altered by previous activities. In addition, a historic burning ground/waste disposal area is present on the site. Limited quantities of groundwater have been identified beneath the site. The site is anticipated to have elevated levels of contaminants within the areas of previously disturbed ground and it is proposed that these areas would be covered by clean material. This would therefore remove the potential for exposure the contamination, resulting in negligible effect. Whilst the burning area was previously remediated in 2006, further investigation would be required to confirm that it is suitable for the intended land use prior to construction. The assessment concludes that the completed development would not have any significant ground related residual risks to nearby receptors or receptors within the development. The Council’s Environmental Health Officer (EHO) has considered the proposal and concluded any contamination issues can be safely dealt with by the imposition of planning conditions that ensure any contamination risks are identified and remediated safely. In addition, it is noted the Environment Agency raise no objection to the proposal in this regard. I therefore consider, in respect of potential harm to other land uses, health or the natural environment, the proposed development is not considered to give rise to any land contamination issues. Conclusion on Environmental health impacts, in particular Air Quality, Noise, Vibration and Ground Conditions/Contamination For the above reasons, in respect of potential harm to health or the natural environment from pollutative impacts, the proposed development, taking in account any cumulative impacts, is considered acceptable in accordance with the provisions of saved policy PR.8 and paragraphs 17(4), 109 and 124 of the NPPF. Residential Amenity The submitted Indicative layout, taking into account the changes in topography across the site, demonstrates satisfactory separation distances between proposed properties and those located on neighbouring land are achievable. These separation distances, when coupled with appropriate new landscaping and retention of existing landscape boundaries, ensures the development would not have a materially adverse impact on neighbouring residential amenity by way of loss of light, overshadowing, loss of privacy and without creating an overbearing or dominating impact. The application is supported by a noise and air quality assessments that set out appropriate mitigatory measures. Subject to these measures being implemented by the imposition of planning conditions the proposed dwellings would result in

the creation of a satisfactory environment experienced by future occupiers and would harm the amenity of the occupiers of existing dwellings nearby. For these reasons, I consider that the proposed development would not have a materially adverse impact on neighbouring residential amenity, taking into account any cumulative impacts from other committed development and would ensure the creation of an appropriate quality living environment for future occupiers. Water Resources and Flood Risk Paragraphs 100 to 104 of the NPPF seek to ensure that development considers impact of flood risk. Saved policies PR.7 and DEV.7 remain generally consistent with the NPPF. An assessment has been undertaken of the likely significant effects of the development on the environment with respect to water resources and flood risk including a Flood Risk Assessment (FRA). Three watercourses are located within the Site, Quinton Brook, Gran Brook and an un-named watercourse. Within the Site there are also a series of smaller ditches. All watercourses generally flow northwards and all eventually discharge into Quinton Brook, which after exiting the Site flows northwards into the River Avon. There is also a large lined pond and two smaller ponds within the Site, all of which will be retained. Water quality data is available for Quinton Brook from the Environment Agency, which classifies the Brook as being of moderate quality. A small area of the site around the confluence of Gran Brook and Quinton Brook within the north of the site lies within the floodplain (flood zones 2 and 3); however all of the proposed development within the Site will be located outside of this area, and therefore the floodplain is not affected. In other words all of the development would be located in flood zone 1 where development is considered acceptable in principle by the NPPF in respect of flood risk. During construction, impacts may result from the release of sediment or the use of polluting materials on site such as cement and fuels. Through surface water run-off these may enter the watercourses, ditches and ponds and cause water pollution. However, with appropriate mitigation (filtration) and best construction practices there would be a minimal effect on any of the water features. The incorporation of SUDs techniques into the design in the form of several ponds would ensures that impacts on flood risk and water quality from the completed development are reduced to an acceptable level subject to their maintenance. A section of Quinton Brook would also be diverted and enhanced which would be of benefit to the water environment. The submitted assessment concludes that providing the recommended mitigation measures are adopted during construction and operation then the development would not have a significant adverse impact on the water environment. Severn Trent Water and The Environment Agency have also assessed the supporting documentation and raise no objection in terms of impact on flood risk and foul/surface water drainage. The submitted Flood Risk Assessment identifies that there is minimal risk of flooding and highlights that a wider drainage strategy has been approved for the site as part of the earlier planning permission. However, it is recognised that the finer details of drainage including drainage

infrastructure including sustainable drainage systems would be agreed designed at the reserved matters stage. For the above reasons, I consider the site has sufficient capacity to accommodate the proposed development whist ensuring adequate means of drainage and no significant adverse impacts occurring to the risk of flooding within or off-site as a result of the proposal in accordance with the provisions of paragraphs 93-108 of the NPPF and saved policies PR.7 and DEV.7 of the Local Plan Review, which remain broadly consistent with the NPPF. Loss of Agricultural Land Paragraph 112 of the NPPF identifies that Local Authorities should seek to use areas of poorer quality land in preference to that of higher quality. The NPPF seeks to protect the best and most versatile agricultural land. However, the majority of land in Stratford district is Grade 3a and Grade 3b (and not the best and most versatile) and it is considered that the loss of this particular piece of land would not cause such significant and demonstrable harm that would outweigh the benefits of the scheme, to the extent it would constitute a reason for refusal of the application. Impact of Existing National High Pressure Gas Pipelines on the Proposal Beyond the northern, western and south-eastern boundaries of the site are a number of high pressure gas pipelines. The Health and Safety Executive (HSE), which is a statutory consultee for certain forms of development within the consultation distance of major hazard sites/pipelines, provide a software tool ‘PADHI+’ which allows LPAs to generate the formal HSE consultation response by inputting the relevant data relating to development proposals. In this instance, no more than 10% of the site/developable area falls with the HSE consultation zone, and following the insertion of the data (approximate location of the pipes based on the councils GIS system, proposal details, etc), the HSE response from the PADHI+ assessment is ‘HSE does not advise, on safety grounds, against the granting of planning permission in this instance (30.10.14)’. Furthermore, National Grid have been consulted who also raise no objection to location of the development on safety grounds. For these reasons, I consider the proposal acceptable in terms of its location in relation to existing gas infrastructure, in the interests of ensuring the health and safety of future occupiers of the proposed development. Form and Housing Mix Form Notwithstanding this is an outline application, where matters relating to layout, scale, appearance and landscaping would be considered at the reserved matters stage, the proposals include an illustrative master plan for the development of the entire site with the exception of the first phase of the 500 dwellings already under construction with access off Campden Road, the industrial estate, central facilities, sports pitches and woodland. The indicative masterplan demonstrates how the proposal responds to the context of the areas of the site either developed or under construction, with the proposed residential element located in close proximity to the existing housing and the proposed Primary School, with the leisure village located to the west

within a self contained site, with landscaping providing a buffer between the village and the other uses at the site. The application is also supported by building parameters, building heights, phasing and green infrastructure plans which create a framework to inform any future reserved matters application within the site. The indicative layout provides a pattern of development that is comparable in terms of density (27 dph) to existing modern development located within the wider Meon Vale estate development. It also recognised there is significant new housing under construction immediately to the south, and therefore, a similar form of new residential development within the site would harmonise with the surrounding built form. The proposed development would be set within a generous landscape setting for the site (over 46 hectares of strategic landscaping) which further demonstrates the site has capacity to accommodate all elements of the development with a form of development that would integrate with the surrounding built form. To ensure that an appropriate layout and design can be achieved at the reserved matters stage, a design code can be secured for the proposed development in addition to the building parameters, building heights, phasing and green infrastructure plans provided. For these reasons, it is demonstrated that the site has capacity to accommodate a form of development that would harmonise with the surroundings subject to an appropriate layout, scale, appearance and landscaping provision coming forward at the reserved matters stage in accordance with the provisions of paragraphs 56, 57 of the NPPF and saved policies PR.1 and DEV.1. In officers’ opinion, these policies have a high degree of consistency with the guidance contained in the NPPF. Further guidance is also provided in the District Design Guide. Housing mix and affordable housing Paragraph 50 of the NPPF refers to the need to deliver a wide choice of high quality homes to create sustainable, inclusive and mixed communities to meet the needs of different groups within the community including the elderly, and to include appropriate provision of affordable housing. Saved policies COM.13 and COM.14, whilst now quite old, seek to secure affordable housing and a mix of housing types and therefore still have some consistency with the NPPF. Whilst the Council has an adopted SPD Meeting Housing Needs, the most recent evidence base is now the Coventry & Warwickshire SHMA of November 2013. The scheme is in outline form with the final details to be determined at the reserved matters stage. However, the applicant has indicated that the proposal would comprise a mix of dwelling types and sizes (1-4 bed), including affordable housing provision at 35% of the total number of houses as well as potential C2 accommodation for those in need of care (e.g. older people). Based on the capacity of the site, I consider an appropriate mix and type of housing can be achieved within the site at the reserved matters stage. The provision of 35% affordable housing is a significant benefit of the scheme within the District where affordability is so acute. Provision of Public Open Space The NPPF, at paragraphs 58 and 73, encourages access to high quality open spaces and opportunities for sport and recreation. Saved policies COM.4 and COM.5 also seek to secure appropriate standards of open space provision and therefore remain broadly consistent with the provisions of the NPPF.

As part of the earlier planning permission for 500 homes (12/0484/VARY) significant leisure infrastructure has been provided to the east of the site within a recreation ground that includes children’s play, skate park, sports pitches an allotment area. The amount of formal space provided was 6.12 hectares (ha) where the scheme for 500 homes generated a requirement 1.9 ha. As such the original level of formal open space provision was in excess of that required by the development. This proposal (up to a further 550 homes) generates the following open space requirements:

• Outdoor Sport - 2.04 Hectares (HA). • Children’s Play Space – 1.02 HA (including informal open space of 0.70

HA, LAPs of 0.12 HA, LEAPs of 0.04 HA, NEAP of 0.16 HA). • Incidental Open Space – 0.26 HA.

This equates to a total open space requirement of 3.32 HA. The proposed development would make the following open space provision: Outdoor Sport The proposed development would utilise the existing capacity for outdoor sport within the existing facility to the east of the site provided as part of the earlier permission (12/0484/VARY) as part of 6.12 hectares already provided and therefore no further outdoor sport provision is required within the site. Children’s Play Space 1.02 HA of Children’s Play Space would be provided within the site meeting the above requirement. A NEAP and LEAP would be located to the west of the Greenway Extension to ensure all proposed dwellings are within 600m of the play space. Incidental Open Space The proposal would provide 46.19 hectares of incidental open space within the site which is substantial over provision against a minimum requirement of a minimum of 0.26 HA. The 46.19 hectares would accommodate a range of typologies and function including: existing woodland (with approved woodland walk), nature areas for ponds, ecological enhancement and protection; and the approved Greenway extension alongside the reopened and naturalised watercourse. It is also recognised that a new primary school would include a sports pitch which is not included in the above calculation but may contribute to future additional sports pitch provision (subject to agreement with the school). Sport England have assessed the proposal in detail and raise no objection to the level of open space provision.

I consider the level of open space provision to cater for the recreational needs of the existing community and future occupiers of the proposed development acceptable. Furthermore, with the intended over provision of Incidental open space being a benefit of significant weight. The proposal would therefore accord with the provisions of paragraphs 58, 73 of the NPPF and saved policies COM.4 and COM.

Energy Conservation Paragraphs 95 and 98 of the NPPF require schemes to incorporate renewable saving measures. Saved policy DEV.8 and the Council’s Low Carbon Buildings SPD remain generally consistent with the NPPF, as they also seek to improve energy conservation and promote use of renewable technologies. The Core Strategy, albeit of limited weight, is moving away from a reliance on renewable technology to a fabric first approach i.e. increased insulation and thermal efficiency above that required by the Building Regulations and thereby reducing energy usage in the first instance. Energy saving measures can be secured via planning condition requiring approval of such in due course. This application is supported by an Energy and Sustainability Statement which demonstrates the development has potential to achieve a minimum of a 10% reduction in CO2 emissions and therefore I consider that the proposal to accord with the principles of the NPPF and therefore is acceptable. Crime prevention The District Council has adopted guidance on ‘Design and Crime Reduction’ which is considered to be generally consistent with the provisions of the NPPF (paragraph 69). Four key principles include integration, sense of ownership and responsibility, natural surveillance and movement through the site.

The proposed development would incorporate active frontages that would allow natural surveillance of street and open spaces which would help ensure the creation of a safe environment. In addition, the proposal has been considered by the Warwickshire Police Crime Prevention Design Officer who raises no objection to the design of the scheme subject to advisory notes. I therefore consider the proposal would not conflict with these principles, notwithstanding such details would be agreed at the reserved matters stage.

A request has been made by the SDC CCTV service for a contribution towards two new CCTV cameras, one at the entrance to the site at Campden Road to enhance public safety where there are existing blind spots in the Districts CCTV network; the second between near the shop and play area. Police evidence to support this need has been provided by Warwickshire Observatory comprising an analysis of crime on the Meon Vale development and also at comparable locations, to enable future crime and disorder to be predicted. Two new camera’s would assist in deterring crime in the first instance, and where crime occurs, help identify offending persons (and vehicles) who have committed crime and their subsequent prosecution by providing video evidence.

The proposed would result in up to a further 1200 people within the site which would inevitably increase the risk of potential crime and disorder occurring. The requested CCTV infrastructure is therefore considered necessary to address concerns over future crime and safety for the community in order to mitigate the impact of the development.

For these reasons, subject to the provision of this mitigation, I consider that the proposal would ensure the creation of a safe and accessible environment in accordance with the provisions of paragraphs 58 and 69 of the NPPF, saved policy DEV.10 and adopted ‘Design and Crime Reduction’ guidance. Socio-economic Impact

The Environmental Statement makes an assessment of the likely significant effects of the Development on the environment with respect to socio-economic issues. The assessment considered effects of the Development on: changes in population numbers and structure; changes in housing requirements; changes in local spending; levels of employment, demand for healthcare provision and demand for education provision. The proposed development would provide up to 550 new residential dwellings which must be given significant weight in the context of the District not having a 5 year housing land supply. This could mean housing for up to 1,270 people which make a significant contribution toward meeting housing need within the District. Furthermore, the provision of 35% affordable housing will make a significant contribution towards meeting the Districts acute affordable housing shortfall. The additional 550 households generated by the Development are estimated by the applicant to introduce a further £6,824,950 of retail spending into the District which would have a significant positive impact on the local economy. The applicant indicates the development would also result in the creation of additional employment, including the provision of up to 14 net additional jobs primarily within the Education sector (associated with the new school) along with approximately 140 new jobs identified with the delivery of the wider scheme. The Development is not expected to have a significant effect on the levels of local healthcare provision subject to CIL compliant financial contributions being sought to mitigate any impact. Furthermore, the inclusion of a single form entry Primary School would ensure sufficient provision of primary pupil places to accommodate residents of the development but also to provide additional space for future expansion and potentially accommodate pupils from residential areas away from the development. Should any shortage of secondary pupil places remain within the District after completion of the development, contributions would be made to ensure there is no adverse effect on secondary education as a result of the proposed development. The socio-economic impacts are detailed further below. Overall, the proposed development would have a positive socio-economic impact on the District which lends support to the proposal in officers opinion. Cumulative Impacts A requirement of the EIA Regulations is to assess cumulative effects. Cumulative effects are generally considered to arise from the combination of effects from the Development and from other committed developments in the vicinity, acting together to generate elevated levels of effects. The supporting ES has taken into the account the following nearby developments, amongst other wider developments, in assessing such effects: Land adjacent to Sims Metal s UK (South West) Limited, Long Marston Pebworth (Approved - July 2014) Proposal for up to, amongst other elements, 380 dwellings, up to 5000 square metres (m2 ) of employment (Class B1(c)) floor space, a minimum of 400 m2of community (Class D2) building(s). Long Marston, Storage Depot, Campden Road, Lower Quinton CV37 8QR (Approved - October 2012)

Proposal for up to, amongst other things, 500 dwellings, leisure village with up to 150 holiday homes 80 pitch touring caravan site and retention of 80,374 m2of existing industrial floor space. Land At The Corner Of Main Road And Goose Lane Lower Quinton (SDC East Planning Committee 18.03.15) Development of up to 44 dwellings, public open space, associated infrastructure with new accessways from Main Road and Goose Lane. In officers opinion satisfactory consideration of the cumulative environmental effects of key committed and emerging proposals has been made in accordance with the EIA Regulations. The cumulative effects subject to mitigation proposed are considered acceptable in officers opinion. Alternatives The EIA regulations require an Environmental Statement (ES) to outline any alternatives that have been considered for the proposed development. The applicant has undertaken this exercise in accordance with the regulations as follows: The ‘do nothing’ Alternative The ‘do nothing’ alternative considers the future situation without the proposed development. An extant permission exists for the Site (SDC Application Reference: 12/00484/VARY). Two ‘do nothing’ alternatives are therefore set out. The first is that the existing planning permission (500 homes approved to the south of the site) would be implemented. If this was to occur it is envisaged that the changes to the baseline environment would be consistent with those reported in the supporting Environmental Statement. The second ‘do nothing’ alternative would see the Site left as it is in 2015. Without the Development, the beneficial and adverse environmental effects set supporting ES would not occur. The supporting planning statement identifies the need for the proposed development on the Site and summarises its benefits (as set out further below). In summary, the statement indicates the benefits of the housing, primary school and holiday village uses would not be achieved and the local objectives and needs for market and affordable housing in Stratford-upon-Avon would not be met. Consideration of Alternative Locations No other locations were considered by the Applicant for the proposed development. However, it is also recognised there are no planning policy requirements for the applicant to consider alternative sites. Consideration of Alternative Designs and Design Evolution The applicant indicates the starting point for the design evolution of the Development was the previously consented scheme (12/00484/VARY), which exists for the wider former MoD site. The overarching design principles for the wider site evolved in response to the findings of site and context analysis and also the extensive public consultation programme that was undertaken. The findings have informed the overarching vision and principles for the consented scheme.

Furthermore, the proposed development is supported by parameter plans that take account of key constraints and which have evolved in response to baseline assessments undertaken for all disciplines e.g. identifying, amongst others, the net developable areas, building heights and open space/green infrastructure to limit potential significant environmental effects. Phasing/Delivery Programme As stated above, The indicative delivery programme for the proposed development is anticipated to span approximately 8 years (2015-2023). To ensure the appropriate development of the site and provision of necessary infrastructure at the relevant stages of development, planning conditions could be imposed through a ‘phasing’ condition so the overall development of the site is subject to the Districts approval. In addition, mitigation measures are set out within the ES to minimise adverse effects during the construction phase would be implemented through a Construction Environmental Management Plan (CEMP) for the site. Referral to the Secretary of State Having regard to the provisions of the National Planning Practice Guidance and the Town and Country Planning (Consultation) (England) Direction 2009, taking into account the scale and nature of the proposed development, it is not considered necessary to refer the application to the Secretary of State. Developer Contributions/Infrastructure Provision As members will be aware, the introduction of the Community Infrastructure Level (CIL) Regulations 2010 requires any financial contributions sought from developers to be assessed under Regulation 122 of the Regulations which states: If a payment does not meet all of the following Regulation 122 tests then it is unlawful and cannot be requested. The 3 tests are: 1. be necessary to make the development acceptable in planning terms; 2. be directly related to the development; and 3. be fairly and reasonably related in scale and kind to the development. The NPPF and PPG re-affirm the statutory tests set out within Regulation 122. Requests for the following contributions/obligations have come forward: Affordable Housing Affordable Housing would be provided on the basis of 35% of the total number of units with tenures expected to reflect the Council’s requirements (75% Social Rent and 25% Intermediate Housing). Extra Care Housing Potential for up to 85 of the proposed dwellings to be C2 extra care which must provide a domiciliary care package including a minimum of 1.5 hours per week of personal care, or such other form of domiciliary personal care provision as agreed.

Worker Dwellings 5% of the proposed dwellings must reserved as Worker Dwellings (offered to people who work at the Site). Environmental Management Plan (EMP) An EMP must agreed be for the site (including open space) prior to works commencing. Holiday Homes Caravans and Self Catering Lodges Restrictions would be applied on the occupation of the Holiday Homes, Caravans and Self Catering Lodges to avoid permanent residential use. Leisure Village There are requirements for the proposed leisure to be actively marketed. New School There would be a requirement for land within the site shall be transferred to WCC Education for the Primary School (and financial contribution as below). Bus Service There would be a requirement to enhance the existing bus service (if there is one at the time of the construction of the dwellings commences). If there is no existing bus service when the construction of the dwellings commences then a service is to be approved by the County Council and provided. Financial Contributions Education Provision of up to 14 pre-school places, 97 primary school places, 69 secondary places and 14 post 16 places, 2 SEN places at primary school and 2 at secondary school – Request up to £2,596,798 (final amount is formula based). Highways Contributions towards the highways improvement works adjacent to Clopton Bridge – request £381,028 on occupation of 550th dwelling, £381,028 on occupation of the 650th dwelling and £75 per dwelling for sustainable welcome packs. Libraries For the improvement of local library services – request £12,038 Rights of Way For the improvement of local public rights of way - request £23,075 SDC CCTV Team

For the prevention of crime and disorder through 2 new CCTV cameras – £56,540.00 Healthcare NHS England (primary care/local GP services) – Request £68,542 towards mitigating impact on the Meon Vale Medical Centre. NHS South Warwickshire Hospital Trust (acute care) – Request £550,546.50 towards acute patient services/additional beds (08.09.14). However, in light of recent appeal decisions, this request is not considered CIL compliant and therefore officers consider this contribution should not be sought. Police For the recruitment, equipping officers and new police vehicles - request £63,519. However, in light of recent appeal decisions, this request is not considered CIL compliant and therefore officers consider this contribution should not be sought. Network Rail Suggest contributions should be sought towards rail infrastructure improvements but do not suggest how much. In the absence of policy compliant formula for calculating such contributions, officers do not consider the request CIL compliant. Stratford on Avon Rail Link Request S.106 funding of £7m in respect of single platform, car parking and 2.5m of track for vital commuter train service. 40% of Meon Vale residents commute to London via Honeybourne, proposal rail link would introduce traffic generation on local highways infrastructure. Officers consider the level of contribution is not considered proportional in scale and kind. Furthermore, in the absence of a policy compliant formula for calculating such contributions officers do not consider the request CIL compliant. Officers consider, with the exception of the acute healthcare, police and rail funding request, that the above contributions meet the tests set out in Regulation 122 of the Community Infrastructure Levy and adhere with the guidance set out within the NPPF and PPG. Officers therefore consider the contributions be sought to mitigate the impact of the development on local infrastructure. Conclusions The application must be first determined against the Development Plan and a conclusion made as to whether the application accords or does not accord with the Development Plan. The principle of the leisure development would not wholly accord with the development plan policies as it would result in the loss of some land with potential for employment use and rail infrastructure land and this must be weighed against the benefits the leisure element would provide. Whilst the housing element does not wholly accord with the development plan, there are other material considerations that lead officers to conclude that this is acceptable in principle.

The Council currently cannot demonstrate a 5 year housing land supply and as such policies relevant to the supply of housing are out of date (para.49 NPPF). In such instances, para. 14 advises that permission should be granted unless: - Any adverse impacts of doing so would significantly and demonstrably

outweigh the benefits, when assessed against the policies in the Framework taken as a whole; or

- Specific policies in the framework indicate development should be restricted. The Council has a present and substantial need for additional housing in the District to which the application site could appropriately contribute to in a sustainable way. The NPPF supports the presumption in favour of sustainable development, and this site has already been regarded as being a sustainable location by the Secretary of State when concluding on the adjacent appeal site, SIMS Metal works. The ‘golden thread’ running through the NPPF is the presumption in favour of sustainable development. It gives three dimensions to sustainable development: social, economic and environmental. These should not be assessed in isolation, because they are mutually dependant. Assessing the planning balance, I consider that the benefits from the scheme would be: Economic: � Creation of up to short term construction jobs, jobs associated with the

primary school and long term jobs associated with the leisure village, as well the associated expenditure levels, providing seasonal uplift from tourist expenditure.

� Potential for jobs associated with the creation and operation of up to 85 use class C2 Elderly Person units.

� Provision of 200sq.m of starter offices/employment floor space within adjacent site to reduce the need to travel by residents.

� New housing located close to an employment site with approximately 200 existing jobs.

� Enhanced tourist offer for the District by providing range of holiday accommodation which would enhance tourism.

� Proposal would provide increased footfall for existing facilities within the site improving their financial viability.

� The proposed development would bolster the viability of public transport within the local area, which would also include diversion of bus services into the site. This in turn will assist in connecting communities and local economies.

� Proposal would provide up to £2.6 million of New Homes bonus contributions for the District.

� Up to 550 dwellings would generate significant an annual convenience goods expenditure, comparison goods expenditure and expenditure of leisure goods and services; the majority of which could be spent in the local economy.

Social:

� The provision of up to 550 new homes to support the creation of strong,

vibrant and healthy community. � Provision of new homes in a sustainable location to meet the Councils

deficiency in its 5 year housing supply, and where such a level of housing

land supply is achieved, the benefit of helping to maintain the Councils 5 year housing land supply going forward.

� Provision of up to 85 units of C2 accommodation for those with care needs (as part of the 550 total).

� Provision of 35% Affordable Homes to meeting the Districts shortfall in affordable housing.

� 5% of the new homes to be reserved for workers employed on the adjacent employment uses.

� Creation of a balanced and inclusive community covering age, income, housing composition and tenure through an appropriate mix and type of accommodation coming forward.

� Provision of new form entry Primary School to provide additional local capacity which also support existing leisure facilities within the site.

� Provision of financial contributions towards local secondary school (Shipston-on-Stour) and enhanced bus service between the site and the town.

� In addition to the existing open space and formal sports pitches provided by the Hybrid Permission scheme, the proposed development incorporates a wide variety of formal and informal open spaces, which are within easy walking distances of the new homes and existing leisure provision (all weather sports pitch, outdoor pitches and pavilion, sports hall, play areas and skate park, allotments, Greenway and woodland walks), encouraging the development of healthy communities.

� As a result of the critical mass within the site, (of new dwellings), this in turn would foster the growth of a strong and sustainable village community within Meon Vale.

� Significant green infrastructure that is designed and managed to improve access to - and encourage an appreciation of - the natural environment, thereby improving the interpretative value of the site and local area. It would incorporate an interconnected network of footpaths with retained and newly created wildlife habitats, and strategically placed interpretation boards.

� Extension of the existing Community Development Plan to include the new housing to ensure a socially cohesive community.

Environmental: � Redevelopment of a brownfield site. � Provision of in excess of 46 hectares of green infrastructure including

significant open space that would retain, and through better management, enhance habitats of existing value, to ensure an overall net biodiversity gain within the site.

� Site wide Sustainable Urban Drainage System to ensure the long term management of floodrisk within the site.

� Providing surface water retention and wetland features that offer an opportunity to manage surface water on site and benefits to water quality.

� Promotion of sustainable modes of travel through the implementation of a Framework Travel Plan promotes sustainable travel measures, and the proposal includes financial contributions towards public transport to help reduce car based travel.

Other sustainability gains: � Public transport – improved bus services to the site. � Improvement to cycle ways through the site including from the Greenway. � Access to an on-line personalised travel planning service would be

provided for all new households to help inform residents of the sustainable

travel options available to them and how they would fit with their travel arrangements.

� The existing on-line Warwickshire Car Share database would be promoted to residents at the development to maximise the chances of finding matching journeys either from within the development or in the surrounding villages.

� Off-site highway improvements to provide improvements to the operation of the local highways infrastructure including at Clopton Bridge.

With regards to the potential harm arising from the development would be: � Minor harm to the setting of the Grade II Listed Long Marston Grounds

and Heritage Assets around the Clopton Bridge; � Loss of ridge and furrow within the site; � Minor harm to the landscape and localised visual impact in the short term

that is inevitable with this scale of development; � Limited environmental effects in short term (during construction); � Loss of low value agricultural land; � Increased traffic generation within the local highways infrastructure; � Loss in rail infrastructure within the site (rail loop); and � Reduction in the land available for the extended operation/potential future

expansion of the existing railway storage enterprise ‘Motorail’ located adjacent.

Other comments: The proposal would not result in significant harm to the landscape character or wider visual amenity in the long term and would not result in significant environmental impacts on air quality, noise and vibration, risk of contamination, residential amenity, water resources and flood risk that could not be mitigated. It is also recognised that the final form of the proposals would be agreed in consultation with the local community at the reserved matters stage to ensure the delivery of a high quality form of development that harmonises with the local environment. The above mentioned harm is limited, for a development of this scale, and can be mitigated. Technical issues from statutory consultees can be dealt with by way of planning conditions. Where potential deficiencies in services/facilities have been identified, financial contributions have been sought to remedy these. The development would not place unacceptable pressure on the local infrastructure subject to appropriate mitigation measures being implemented. In my opinion, the benefits of the scheme would outweigh the identified harm, and therefore, I have concluded that the proposal is sustainable development and should be approved without delay in accordance with paragraph 14 of the NPPF. In coming to this conclusion, I give significant weight to the presumption in favour of sustainable development and the fact that the NPPF indicates that, in the absence of a 5 year housing land supply in an up-to-date, adopted development plan, planning permission should be granted for the proposal. Furthermore, the site is available now, would provide a significant proportion of much-needed affordable housing, and the scheme would be well-located in terms of proximity to the existing facilities provided as part of the earlier mixed use development of the wider site Meon Vale site. I have also had regard to the conclusions made by the SoS in allowing the Appeal Decision at the adjacent Codex site, and the reasoning of SoDC in granting

planning permission for the original hybrid mixed used development at the Meon Vale site in 2010 which are material considerations. Recommendation Whilst officers have made a recommendation on the basis of the Development Plan and other material considerations it is for the Planning Committee to weigh these in planning balance these in coming to a decision on the overall acceptability of the proposal. It is therefore recommended that the application is GRANTED, subject to: a) The completion of the section 106 agreement, with delegated authority to the Head of Environment and Planning in consultation with the Chairman of the Planning Committee in respect of any final negotiations/sums; and b) The following planning conditions, with any necessary amendments delegated to the Head of Environment and Planning: a) S.106 Agreement

1. Education - up to £2,596,798 2. Primary Healthcare (Local GP Practice) - £68,542 3. Rights of Way - £23,075 4. Libraries - £12,038 5. Landscape and Environmental Management Plan and Monitoring costs. 8. Worker Dwellings (5% of the C3 dwellings) 9. Affordable Housing (35% by number of units) 10. Occupation restrictions applying to holiday homes/lodges/caravans 11. Bus Service Provision 12. Sustainable Travel Packs - £75 per dwelling 13. CCTV and maintenance costs - £56,540.00 14. Off-site Highways works towards Clopton Bridge Scheme:

- £381,028 on occupation of 550th dwelling and - £381,028 on occupation of 650th dwelling

b) Planning Conditions General 1. Approval of the details of the layout, scale, appearance of the buildings

and landscaping of the Site (hereinafter called “the Reserved Matters”) for each phase of the development shall be obtained from the Local Planning Authority in writing before any development on that phase is commenced. Plans and particulars of the Reserved Matters, relating to the layout, scale, appearance of the buildings and landscaping of the Site for each phase of development, shall be submitted in writing to the Local Planning Authority before any development on that phase begins and the development on each phase shall be carried out as approved.

2. Application for approval of the first Reserved Matters shall be made to the

Local Planning Authority before the expiration of three years from the date of this permission.

3. The development hereby permitted shall be begun before the expiration of

three years from the date of this permission or before the expiration of

two years from the date of approval of the first Reserved Matters to be approved pursuant to Condition 2, whichever is the later.

4. Application for approval of the Reserved Matters in respect of the

remainder of the development shall be made to the Local Planning Authority before the expiration of eight years from the date of this permission and shall be begun before the expiration of 11 years from the date of the permission or the expiration of three years from the date of approval of the relevant Reserved Matters, whichever is the later.

5. The development shall not be carried out other than in accordance with the approved plans contained in the following schedule unless otherwise agreed in writing by the Council:

Barton Willmore Site Location Plan (Drawing No: 22742-RG-M-02 Rev.E)

September 2014

Barton Willmore Land Use & Access Parameters Plan (Drawing No: 22742-RG-M-14 Rev.U)

August 2014 Barton Willmore Green Infrastructure Parameters Plan (Drawing No: 22742-RG-M-17 Rev.T)

August 2014 Barton Willmore Maximum Heights Parameters Plan (Drawing No: 22742-RG-M-19 Rev.T)

October 2014 Barton Willmore Demolition Plan (Drawing No: 22742-SL-P-02)

April 2014

TA – Phil Jones Associates Revised Station Road Access Proposal (Drawing 1136-12A)

June 2014

TA – Phil Jones Associates Station Road Leisure Access Proposal (Drawing 1136-05)

June 2014

6. The number of dwellings hereby permitted shall not exceed 550 on the

Site, shown coloured dark orange on the Land Use Parameter Plan (Drawing No: 22742-RG-M-14 Rev.U).

7. The number of holiday homes and / or lodges hereby permitted shall not

exceed 300 on the Site, shown coloured light orange on the Land Use Parameter Plan (Drawing No: 22742-RG-M-14 Rev.U), and the number of caravan pitches should not exceed 80 on the Site shown coloured light orange on the Land Use Parameter Plan (Drawing No: 22742-RG-M-14 Rev.U).

8. The ancillary facilities building associated with the holiday accommodation

shall be no larger than 1,000 square metres (external measurements). The ancillary facilities building shall be completed and available for use by users of the caravan site prior to the first use of the caravan site.

Condition Recommended by SDC Leisure Consultants 9. The holiday units hereby permitted shall only be used for holiday purposes

only and not for permanent residential occupation or as a main place of residence. Furthermore, the holiday units may only be occupied for holiday purposes for 11 months of the year and no unit shall be occupied at any time during the month of February.

General conditions 10. The maximum heights of the dwellings, self catering lodges, holiday

homes, caravans, ancillary facilities building, and any other buildings hereby permitted shall be in accordance with the details in Figure 3.3A of the Environmental Statement entitled ‘Parameters Plan Maximum Heights Plan’ (Drawing No: 22742-RG-M-19T).

11. No phase of the development, excluding any demolition works, shall take

place within the area identified on plan X until full details of all service runs for the area shown on plan X have been submitted to and approved in writing by the Local Planning Authority. The details shall include:

• The location of all existing live services above and below ground; and

• The location of all proposed services (e.g. drainage, power, communications, cables, pipelines etc.) including routes and support etc.

12. No phase of the development hereby permitted, excluding any demolition

works, shall be commenced until detailed plans and sections showing existing and proposed site levels for that phase have been submitted to and approved in writing by the Local Planning Authority and the development thereafter shall only be carried out as approved.

Landscaping 13. No phase of the development hereby permitted, excluding any demolition

works, shall be commenced until full details of soft landscaping works for that phase have been submitted to and approved in writing by the Local Planning Authority in respect of that phase. These details must include, where appropriate, planting plans, written specifications (including cultivation and other operations associated with plant and grass establishment), a schedule of plants including species, plant sizes and proposed numbers / densities and a programme of implementation. Plans must also include accurate plotting of all existing landscape features such as trees, hedges, ponds and any scheme should also include proposals for managing these features.

14. No phase of the development hereby permitted, excluding any demolition

works, shall be commenced until full details of hard landscape works for that phase have been submitted to and approved in writing by the Local Planning Authority in respect of that phase. The details must include existing and proposed finishing levels or contours; the position, design and materials of all site enclosures, car parking layout and other vehicular and pedestrian areas; hard surfacing materials, minor artefacts and structures (e.g. street furniture, play equipment, refuse areas, lighting etc.) and any retained historic features and proposals for restoration.

15. No phase of the development hereby permitted, excluding any demolition

works, shall be commenced and nor shall any equipment, machinery or materials be brought onto the Site in connection with that phase until a scheme for the protection of all existing trees and hedges to be retained within that phase of development has been submitted to and approved in writing by the Local Planning Authority and has been put in place. The scheme must include details of the erection of stout protective fencing and

be in accordance with British Standard BS5837:2005, Tree in relation to construction – recommendations. Nothing shall be stored or placed in those areas fenced in accordance with this condition and nor shall the ground levels be altered or any excavation take place without the prior consent in writing of the Local Planning Authority. No phase shall be commenced until a timetable for removal of tree and hedge protection has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be kept in place in full accordance with the approved timetable which shall be adhered to in full.

16. A landscape management plan for each phase, including long term design

objectives, management responsibilities and maintenance schedules for all landscape areas, other than privately owned domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of each phase of the development. The landscape management plan for each phase shall be carried out as approved.

17. If within a period of 5 years from the date of first planting, any tree or

shrub, or any replacements, is removed, uprooted or destroyed or dies or is damaged or defective, replacements of the same species and size as originally planted shall be planted at the same place unless otherwise agreed in writing with the Local Planning Authority.

Flood Risk and Drainage (Conditions 17 – 20 requested by EA. Condition

21 requested by STWL). 18. The development permitted by this planning permission shall only be

carried out in accordance with the approved Flood Risk Assessment (FRA) and the following mitigation measures detailed within the FRA:

• The catchments outlined in Table 16 of the Flood Risk Assessment

are discharge at a rate of 3l/s/ha. • The mitigation measures shall be fully implemented prior to

occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as many subsequently be agreed, in writing, by the Local Planning Authority.

19. Before each phase of development approved by this planning permission

no development on a phase of development shall take place until such time as a scheme to manage surface water drainage for that phase has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with the Environment Agency. The scheme shall include:

• Detailed calculations of the drainage network performance for all return periods up to and including the 1 in 2, 1 in 30 and 1 in 100 years plus climate change rainfall event.

• Final confirmation of the attenuation basin sizing to attenuate all rainfall events up to and including the 1 in 100 year plus climate change event with discharge rates of 3l/s/ha where appropriate.

• Details of overland flow routes should the network surcharge at higher rainfall events.

• Details of the network will be maintained. • Details of the larger overflow area at the downstream end of the site

to be provided no later than the final phase of the residential

development. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

20. The development hereby permitted shall not be commenced until such

time as a scheme to treat and remove suspended solids from surface water run-off during construction works has been submitted to, and approved in writing by, the Local Planning Authority, in consultation with the Environment Agency. The scheme shall be implemented as approved.

21. Where a phase of development requires the restoration and

enhancement of the watercourse, no development of that phase shall be commence until a scheme demonstrating how the watercourse will be restored and enhanced to a more natural state. This scheme will be submitted to and approved by the Local Planning Authority and the Environment Agency. This will include some deculverting and removal of the concrete from the open channel and bed where applicable. The scheme shall include:

• Channel profile plans with a gently sloping bank on at least one side of the watercourse

• Plans for the watercourse bed including measures such as over deepening and shallow gravelly areas

• Sinuous or meandering channels where space permits.

22. The development hereby permitted shall not commence until drainage

plans for the disposal of surface water and foul sewage for that phase have been submitted to and approved by the Local Planning Authority. Each phase of the scheme shall be implemented in accordance with the approved details before each phase of the development is first brought into use.

Access and Transport (requested by Warwickshire County Council). 23. Prior to the first occupation of the first holiday home or the first self-

catering lodge, whichever is the sooner, the improved site access onto Station Road shown generally in accordance with Drawing 1136-05 shall be constructed and completed to the satisfaction of the Local Planning Authority in consultation with the Highway Authority.

24. Prior to the first occupation of Phase D, the new access onto Station Road

shown generally in accordance with Drawing 1136-12 Rev A shall be constructed and completed to the satisfaction of the Local Planning Authority in consultation with the Highway Authority, the detailed design for which should reflect the rural setting of this access.

25. The accesses to the Site shall not be constructed in such a manner as to

reduce the effective capacity of any drain or ditch within the limits of the public highway.

26. Prior to the first occupation of Phase D, the improvement to the junction

of Station Road with Campden Road shown generally in accordance with

drawing 1136-02 shall be constructed and completed to the satisfaction of the Local Planning Authority in consultation with the Highway Authority.

27. Prior to the occupation of the 650th dwelling on the site (taking this

permission together those dwellings consented under 12/00484/VARY), the mitigation measures at the junction of Shipston Road with Clifford Lane shown generally in accordance with Drawing 1136-10 Rev B, or in accordance with an alternative scheme which has been submitted to and approved in writing by the District Council in consultation with the Highways Authority, shall be constructed and completed to the satisfaction of the Highway Authority.

28. Prior to the occupation of the 650th dwelling (approved by this permission

and planning permission 12/00484/VARY), the mitigation measures at the junction of Shipston Road with Trinity Way shown generally in accordance with Drawing 1136-10 Rev B, or in accordance with an alternative scheme which has been submitted to and approved in writing by the District Council in consultation with the Highways Authority, shall be constructed and completed to the satisfaction of the Highway Authority.

29. Prior to occupation of the first dwelling on the site, a detailed Travel Plan

generally in accordance with the Framework Travel Plan dated April 2014 shall be submitted and approved in writing by the Local Planning Authority in consultation with the Highways Authority. The approved Travel Plan shall be adhered to thereafter.

30. The layout of the estate roads serving the development including

footways, cycleways, verges, footpaths, private drives and means of accessing individual plots shall not be designed other than in accordance with the principles as set out in ‘Manual for Streets’ or any documents that supersede this guidance.

31. The Applicant/Developer shall install suitable measures to ensure that

mud and debris will not be deposited on the highway as result of construction traffic leaving the site. Prior to the commencement of the development, the details of these measures (including type, method of operation and control of use) shall be submitted in writing to the Local Planning Authority for their approval in consultation with the Highway Authority.

Ecology (requested by Warwickshire County Council Ecology) 32. No development on a phase shall take place (including demolition, ground

works, vegetation clearance) until a Construction and Environment Plan (CEMP) for each phase has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the following:

a) Risk assessment of potentially damaging construction activities; b) Identification of biodiversity protection zones; c) Practical measures (both physical measures and sensitive working

practices) to avoid or reduce impacts during construction; d) The location and timing of sensitive works to avoid harm to

biodiversity features; e) The times during construction when specialist ecologists need to be

present on site to oversee works; f) Responsible persons and lines of communication;

g) The role and responsibilities on site of an ecological clerk of works; and

h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing with the Local Planning Authority.

33. The development on a phase hereby permitted shall not commence until a

protected species mitigation strategy for each phase has been submitted to and approved in writing by the local planning authority. This must include details of updated survey work and mitigation measures relating to bats, great crested newts, reptiles, water voles, badgers and nesting birds. It must include timing of works, mitigation measures including exclusion, compensation measures, details of supervision required by a suitably qualified ecologist and monitoring. Such an approved strategy shall thereafter be implemented in full.

34. A lighting strategy to avoid ecological impacts for each reserved matters

application, shall be submitted (unless otherwise agreed in writing by the Local Planning Authority as not being necessary), prior to works commencing on that phase of development, including demolition and site clearance.

Where it is required, the strategy shall:

a) Identify those areas/features on site that are sensitive for bats and other nocturnal species and where lighting could cause disturbance in or around their breeding/roosting sites, resting places or commuting routes used to access key areas of their territory and;

b) Show how and where external lighting will be installed (through provision of appropriate lighting contour plans and technical specifications).

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy and these shall be maintained thereafter in accordance with the strategy.

Archaeology and Heritage 35. Prior to the submission of any Reserved Matters applications for any phase

of development:

• A Written Scheme of Investigation (WSI) for a programme of archaeological evaluative work across the reserved matters application site shall be submitted to and approved in writing by the Local Planning Authority.

• If necessary the programme of archaeological evaluative work and associated post-excavation analysis, report production and archive deposition detailed within the approved WSI is to be undertaken. A report detailing the results of this fieldwork is to be submitted to the Local Planning Authority.

• If necessary, an Archaeological Mitigation Strategy document shall be submitted to and approved in writing by the Local Planning Authority. This should detail a strategy to mitigate the archaeological

impact of the proposed development. Dependent upon the results of the trial trenching, this may include further archaeological fieldwork and / or the preservation in situ of any archaeological deposits worthy of conservation.

36. Unless otherwise agreed with the Local Planning Authority, no

development shall take place for that phase until any fieldwork detailed in the approved Archaeological Mitigation Strategy document has been completed to the satisfaction of the Local Planning Authority. The post-excavation analysis, publication of results and archive deposition shall be undertaken in accordance with the approved Mitigation Strategy document.

Contamination (requested SDC Environmental Health) 37. No development of a phase shall take place until an assessment of the

nature and extent of contamination for that phase has been deposited with the Local Planning Authority. This assessment must be undertaken by a suitably qualified and experienced person, be in accord with BS10175 and include the following: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to:

• human health, • property (existing or proposed) including buildings, crops,

livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwaters and surface waters, • ecological systems, • archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

38. No development of a phase shall take place until a detailed remediation

scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment for that phase has been deposited with the Local Planning Authority. The scheme must include all works for that phase to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the phase will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

39. Each phase of development hereby permitted shall not be brought into or

continue in use unless and until the remediation scheme has been implemented in accordance with the deposited timetable of works.

40. Within 6 months of the completion of the measures identified in the

deposited remediation scheme for that phase and before that phase can be brought into use or be occupied, a Validation Report that demonstrates the effectiveness of the remediation carried out must be submitted to and approved in writing by the Local Planning Authority.

41. An assessment must be undertaken for each phase in accordance with the

requirements of condition, and where remediation is necessary, a remediation scheme, together with a timetable for its implementation, must be deposited with the Local Planning Authority in accordance with the requirements of condition.

42. The measures in the deposited remediation scheme for each phase must

then be implemented in accordance with the associated timetable. Following completion of the measures identified in the remediation scheme a Validation Report for that phase must be submitted to and approved in writing by the Local Planning Authority in accordance with condition.

43. In the event that contamination is found at any time when carrying out

the development hereby permitted that was not previously identified it must be reported in writing within 7 days to the Local Planning Authority and development must cease on that part of the site.

44. No development shall take place nor shall any of the buildings be occupied

until a monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation (if applicable) for a period agreed in writing with the Local Planning Authority, and the provision of reports on the same has been deposited with the Local Planning Authority.

45. Periodic reports that demonstrate the effectiveness of the deposited

monitoring and maintenance scheme must be submitted to the Local Planning Authority, at a frequency to be agreed in writing with the Local Planning Authority before the redeveloped site can be occupied or continue in occupation.

Construction 46. Prior to the implementation of each phase of the development

hereby permitted, excluding any demolition works, a Construction and Environmental Management Plan to control / manage the impact of the construction phase of the development (including noise, vibration and air quality) and shall include a Construction Method Statement. Where the Method Statement identifies works are adjacent to the railway line, Network Rail shall be consulted. The CEMP shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be adhered to in full. If any works are to be phased, prior to the commencement of each phase, a timetable for their implementation must be deposited with the Local Planning Authority.

Safety (requested by Warwickshire Fire and Rescue) 47. Prior to the commencement of each phase a scheme for the provision of

adequate water supplies and fire hydrants, necessary for fire fighting purposes at the site, has been submitted to and approved in writing by the Local Planning Authority. Each phase of development shall not then be occupied until the scheme has been implemented to the satisfaction of the Local Planning Authority.

Noise 48. Dwellings within a phase shall not be occupied until a report has been

submitted to and approved by the Local Planning Authority which demonstrates that noise levels within habitable rooms and within garden or external amenity areas will achieve the guidance levels given in BS 8233:2014.

Building Recording 49. Where a submission of any reserved matters application affects buildings

identified within figure 9.1 of the Environmental Statement, then that reserved matters application shall be accompanied by a Written Scheme of Investigation (WSI) for a programme of historic building recording. This will be submitted to and approved in writing by the Local Planning Authority.

Community Development 50. A strategy for the details of the means and broad location of displaying

community information shall be submitted to and approved by the Local Planning Authority with the first reserved matters application and implemented in accordance with the subsequently approved details.

Remote Working 51. Details of the provision for a remote work facility providing a minimum

internal floor area of 200 sq.m to be located within the land edged blue on Drawing RGM 02E shall be submitted to and approved in writing by the Local Planning Authority prior to the completions of the 200th dwelling. The implementation of the facility will be within 6 months of the facility being approved, and shall be maintained for a period of not less than 5 years.

Other conditions 52. Notwithstanding the Land Use Parameter Plan (Drawing No: 22742-RG-M-

14 Rev.U) the edge of built development shall be set back by a minimum of 15m from the Site boundary immediately to the south of residential built forms at 2 Station Road and Poverty Cottage, Station Road as illustrated indicatively within Figure 3.4 of the Design and Access Statement.

53. No development shall commence until details of a construction

management plan has been submitted to and approved in writing by the Council. This shall detail how construction traffic will be managed to and from the site, including routes and times of vehicle movements.

54. Prior to the first occupation of Phase D, a low-noise road surface scheme

shall be introduced to Station Road between the new access shown on Drawing 1136-12 Rev A and Campden Road. The treatment, details of which shall be submitted to and approved in writing by the District Council in consultation with the Highways Authority, shall be constructed and completed to the satisfaction of the Highway Authority.

Phasing 55. Application for approval of the first Reserved Matters shall be

accompanied by a phasing plan that shall reflect the phasing plan within the approved Design and Access Statement, unless otherwise agreed in writing by the Local Planning Authority.

Equipped play space 56. Each Reserved Matters Application for residential development shall

be accompanied by a statement that outlines the strategy for how the equipped play space, necessary to meet the needs of that reserved matters application shall be provided, along with a programme for its implementation. The overall quantum of equipped play space within the development site shall be consistent with Table 6 of the Design and Access Statement.

Structural Landscaping 57. The detailed design of structural landscaping within the following

areas shall be submitted to and approved in writing by the District Council: - Leisure Village: provision of bunding and planting flanking the western

boundary with Motorail; and blocks of woodland planting within the area of the Leisure Village: to maximise the opportunity for early visual screening.

- Phase D Housing: planting to the south of the retained Station Road boundary hedgerow: to protect the character of the road.

- Phase A Housing: planting to the northern and eastern boundaries of Phase A: to reinforce boundary treatment with the adjoining residential properties and fields.

- SuDS areas as illustrated within the DAS, including landform, planting and ancillary features: to establish sense of place, amenity of open space and SuDs functionality.

Each of these areas of structural landscaping shall be designed and the details submitted for approval, to accompany the reserved matters application for the development area to which the structural landscaping relates. The implementation of these structural landscape works shall be in accordance with a timetable to be submitted to and agreed with the District Council. The aim shall be to install the structural landscape scheme as early as possible within the construction programme for each development area to which it relates.

Network Rail Requested Conditions 58. No soakaways shall be constructed within 20m of the boundary with

land controlled by Network Rail.

59. Prior to the commencement of a phase of development adjacent to

the railway line, full details of excavations and earthworks to be carried out adjacent to the railway undertakers boundary fence shall be submitted to and approved in writing by the Local Planning Authority in consultation with Network Rail and the works shall only be carried out in accordance with the approved details.

Informative Notes

1. Severn Trent 2. Police Design Advice 3. Ecology 1 (Protected Species Mitigation Measures) 4. Ecology 2 (Protected Species Licenses) 5. Ecology 3 (Construction and Management Plan Criteria) 6 Highways 7. Network Rail

ROBERT WEEKS

HEAD OF ENVIRONMENT AND PLANNING