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Prepared by Pegasus Planning | Bluemark Developments Ltd/The Queen’s College, Oxford/Cala Homes (Midlands) Ltd | May 2009 | Bir.2588

Keresley SustainableUrban Extension

SOCIAL, ECONOMIC AND ENVIRONMENTAL ISSUES

KERESLEY SUSTAINABLE URBAN EXTENSION

SOCIAL, ECONOMIC AND ENVIRONMENTAL ISSUES

Pegasus Planning Group 5 The Priory Old London Road Canwell Sutton Coldfield West Midlands B75 5SH Telephone: (0121) 308 9570 Facsimile: (0121) 323 2215 PPG Ref: BIR.2588 Date: May 2009 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group LLP

Keresley Sustainable Urban Extension Social, Economic and Environmental Issues

CONTENTS

Page No

1. Introduction 1

2. Existing Baseline Position 4

3. Strategic Policy Context 27

4. Strategic Outputs 29

5. Specific Outputs 34

6. Conclusions 54

APPENDICES (BOUND SEPARATELY)

1. Retail Appraisal

2. Ward Based Study Area Plan – Drawing No. 38-1

3. Site Location Plan – Drawing No. 25-1

4. Open Space Provision Plan – 26-1

5. Education Provision Plan – Drawing No. 27-1

6. Community Services Plan – Drawing No. 28-1

7. Employment and Public Transport – Drawing No. 39-1

8. Priority Neighbourhoods

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1. INTRODUCTION

1.1 This document has been prepared to inform and support the development of a

new sustainable urban extension on land on the northwest edge of the built up

area of Coventry. It is prepared on behalf of clients the Queen’s College Oxford,

Bluemark Developments and Cala Homes (Midlands) Ltd. The site itself is entirely

contained within the Bablake Ward of the city. However, it abuts the Holbrook

and Radford Wards within Coventry City Council’s administrative area, the Exhall

ward within Nuneaton and Bedworth Council’s administrative district and the

Fillongley ward within North Warwickshire’s administrative district.

1.2 The site incorporates an area of open land which is predominately in use for

agricultural purposes. The area also contains other uses which could be expected

in the urban fringe. These include a golf driving range, playing fields, areas of

woodland, former mineral workings and recreational open space. The area also

contains various buildings including areas of linear residential development

located on the Tamworth Road (B4096), Bennetts Road, Fivefield Road and

Thompson’s Road.

1.3 To the east of the site is the small settlement of Keresley. To the south of the

village is the former Coventry Colliery now redeveloped as ProLogis Park. To the

south of ProLogis Park is the President Kennedy Secondary School, its playing

fields and further south again is the largely residential area which makes up the

Holbrook area of the Coventry.

1.4 Beyond the most southerly part of the site is the Cardinal Newman Roman

Catholic School and Community College and its playing fields located off Sandpits

Lane. To the west are the largely linear settlements of Brownshill Green and

Hawkes End. To the northwest is the rural settlement of Corley and further north

is the M6 motorway including the Corley Motorway Service Area.

1.5 The site is largely defined by clear boundaries. To the north this site is defined by

the administrative boundary between Coventry City Council and Nuneaton and

Bedworth Borough Council, which in turn follows a public footpath. The eastern

boundary is largely formed by Bennetts Road, with the exception of an area of

open land located east of Bennetts Road which in turn is defined by Penny Park

Lane, existing development off Brookford Avenue/Bantam Gardens/Hall Brook

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Road and Watery Lane. To the south the site is defined by Sandpits Lane whilst

its western boundary is formed by Tamworth Road.

Policy Background

1.6 The proposal involves the release of Green Belt land on the north western edge of

Coventry to help to achieve the housing targets identified in the RSS Phase II

Revision. As part of the evidence base for Coventry City Council’s Core Strategy,

areas of search were identified where land could be identified to meet with long

term housing needs. As part of this process the City Council in its Core Strategy

Proposed Submission has identified a site on the north western edge of the city as

the Keresley Eco-Suburb (safeguarded land). The general location of this site is

shown on the Spatial Strategy diagram. The Keresley Eco Suburb site is

identified as having the capacity for 3,000 new dwellings, to form part of the

housing supply to be delivered between 2006 – 2026.

1.7 Separate representations will be made relative to the specifics of the policies

relating to Keresley, particularly the need to identify the site specifically as a

strategic allocation for development.

Purpose

1.8 This document is prepared to support the proposed identification of land at

Keresley to form a sustainable urban extension. It also seeks to set out current

social and economic conditions within and adjoining the site. This information will

inform the developer of the proposed urban extension and help in maximising the

benefits associated with the development of the site to those who live and work

in its immediate surroundings. It is one of a series of reports addressing such

issues as transportation, masterplanning, design and landscape which are

submitted to Coventry City Council as part of the Core Strategy process.

1.9 The report identifies an appropriate study area for an appraisal of existing

characteristics. This includes population characteristics, housing stock economic

activity, educational attainment, crime, health and other social/economic

characteristics. The report also identifies existing infrastructure and whether it

has any capacity, so as to maximise the sustainability credentials of an urban

extension.

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1.10 This document also aims to identify and quantify potential outputs from the

proposal. These can take the form of specific physical works, identified targeted

regeneration initiatives, as well as more generic benefits from increasing

households within a particular catchment area. These benefits can take the form

of specific physical outcomes such as the development of new employment or

retail facilities or improvements to training initiatives, recruitment of workers or

improvements to the range of available housing stock to provide more balanced

communities.

1.11 Finally it is intended to specify the linkages between the various policy and

regeneration aspirations and the outputs associated with the Keresley sustainable

urban extension so as to maximise the benefits associated with the proposal in

the widest possible sense. This will also allow for targeting of explicit issues

through Section 106 Obligations or other measures associated with the

development.

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2. EXISTING BASELINE POSITION

Introduction

2.1 Various sources of information are available to establish current socio economic

conditions within both those areas of Coventry City which include or immediately

adjoin the Keresley sustainable urban extension. Sources of information to

provide for the most robust and wide ranging baseline position include the

following:

• 2001 census

• Indices of Multiple Deprivation (2007)

• Annual Public Health Report and Coventry Compendium

• Coventry City Council’s statistics produced by the City Council Research

and Strategy Team

2.2 In addition to the above a wide range of supporting evidence has been produced

by the City Council in support of the Core Strategy submission. This includes the

following information which is of relevance to the consideration of social,

economic and regeneration factors associated with the Keresley sustainable urban

extension. Such reports include the following:

• Coventry Joint Green Belt Review – January 2009

• Coventry Habitat Biodiversity Audit

• Employment Land Study

• Green Infrastructure Study

• Strategic Housing Land Availability Assessment

• Housing Market Assessment

• Coventry Population Estimates and Projections

• Shopping and Centres Study Update (October 2008)

• Coventry Green Belt Review

• Education Provision in Coventry

2.3 Finally due to the juxtaposition of this site relative to the boundary with Nuneaton

and Bedworth Borough Council and in particular the likely relationship between

the northern portion of the site and the settlement of Keresley Newlands village,

it is appropriate to identify baseline characteristics for the adjacent area within

Nuneaton and Bedworth Council’s administrative district. This will also focus on

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publicly available statistic information including the Census, IMD rankings and

associated data, annual report of the Director of Public Health 2008 (Coventry

and Warwickshire PCTs), and further information provided in support of the

Nuneaton and Bedworth Local Development Framework.

Extent of the Study Area

2.4 The study area for the consideration of the social, economic and regeneration

aspects of the proposal is Ward based. Predominately it is focused upon those

Wards in Coventry within which the Keresley proposal is located or those which

immediately adjoin it. These Wards would consist of the Bablake Ward, within

which the site is now wholly located, the Holbrook Ward which consists of the

built up area immediately to the east of the site and the Radford Ward which

comprises of the built up area predominately to the southeast of the site.

However it is to be noted that at the time of the 2001 census the site was located

within the Holbrook ward and was only placed within Bablake following boundary

changes in 2004. As a result of these changes assessing information related to a

number of wards adjacent to the site, rather than a single ward, is considered the

most robust method of analysis.

2.5 In addition to the three Wards identified within Coventry there is also the need to

provide information relative to the Exhall Ward within Nuneaton and Bedworth

Borough Council’s administrative district, which is also directly associated with the

site.

2.6 The site also abuts an area of countryside located in the Fillongley ward within

North Warwickshire. As this rural area has little direct relationship in social and

economic terms with the Keresley site, containing largely areas of countryside, it

has not been included in the analysis of socio-economic data. However the

adjacent area has been surveyed so that physical features such as playing fields

have been identified.

2.7 The Ward Based Study Area is identified on Plan 38-1 contained in Appendix 2.

Methods to derive baseline data are summarised below:

• Information relative to the existing population profile and economic and

social characteristics of the area have been taken from the 2001 census

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data. The information utilised has focused on the Neighbourhood

Statistics and Super Output Areas, which provide the most accurate

information available. This information has been compared with Ward

level baseline information from Coventry City as a whole and against the

UK average.

• In addition data has been utilised from the Indices of Multiple Deprivation

2007 (IMD) which are produced by the Department of Communities and

Local Government. The IMD combines a number of indicators covering a

range of economic, social and housing issues to provide a single

deprivation score for each small area of England. This allows each area to

be ranked relative to their level of deprivation.

• Reference is made to the annual report of the Director or Public Health for

Coventry and Director of Public Health for Warwickshire. This provides

information relative to public health issues.

Study Area Population (2001 Census)

2.8 The majority of the site is now located within the Ward of Bablake which had a

population of 15,041. This represents a fall from the population in 1981 of

15470. The Ward is the largest within the City having an overall area of 1823

hectares giving a density of population of 8.3 people per hectare. This is the

lowest population density in the City.

2.9 The adjacent Holbrook Ward, which at the time of the census included the site,

had a population of 18427 and has an area of 713.9 hectares. This gives a

population density of 25.8 people per hectare.

2.10 The Radford Ward has a population of 16901 within an overall area of 303.9

hectares. This gives a density of population of 55.6 persons per hectare.

2.11 The Exhall Ward has a population of 7381 within an area of 559 hectares. This

gives a population of 13.21 persons per hectare.

2.12 Table 1.1 gives some information relative to population within the study area.

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Table 1.1: Population Data (2001) for Study Area

Total Population (2001 Census based)

Bablake Ward 15041

Holbrook 18427

Radford 16901

Exhall 7381

Total Study Area Population 57750

Age Structure

2.13 The age structure of the population within the study area is set out in the

following table. This indicates that there are marked differences between the

population make-up in the various Wards within the study area. The Bablake

Ward contains a significantly higher proportion of elderly people than any of the

three other Wards within the study area and in comparison to Coventry City as a

whole. In addition Exhall Ward also has a population which also has a

proportionately greater element of elderly people. The overall increase in the

elderly as a proportion of the population in Bablake and Exhall is likely to have

continued since the 2001 Census was completed.

Table 1.2: Age Structure (2001)

No of Persons and % of Total Population

0-9 years 10-19 years

20-44 years

45-64 years

65-75 years

75+ years

Bablake 1759

(11.7%)

1795

(11.9%)

4566

(30.4%)

3686

(24.5%)

1420

(9.4%)

1811

(12%)

Holbrook 2678

(14.5%)

2785

(15%)

6520

(35.3%)

3804

(20.6%)

1455

(7.9%)

1182

(6.4%)

Radford 2296

(13.6)

2333

(13.8%)

6685

(39.6%)

3153

(18.7%)

1171

(6.9%)

1268

(7.5%)

Exhall 854

(11.6%)

909

(12.3%)

2318

(31.4%)

1841

(24.9%)

827

(11.2%)

632

(8.6%)

Coventry 38720

(12.9%)

43131

(14.3%)

109324

(36.3%)

63712

(21.2%)

23615

(7.8%)

22349

(7.4%)

Source 2001 Census

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Table 1.3: Housing – By Stock

Detached houses or bungalows

Semi-Detached houses or bungalows

Terraced houses or bungalows

Flat – Purpose built

Flat, part of shared house including bedsits

England 4,786,456

(22.51%)

6,713,183

(31.6%)

5,494.033

(25.6%)

2,967,790

(13.9%)

968,266

(4.5%)

Coventry 11,967

(9.44%)

33,980

(26.8%)

59,872

(47.2%)

17,095

(13.5%)

2368

(1.9%)

Bablake 1006

(15.5%)

1951

(30.2%)

2777

(43%)

618

(9.6%)

33

(0.5%)

Holbrook 624

(8.35%)

2589

(34.7%)

3781

(50.6%)

322

(4.3%)

52

(0.7%)

Radford 234

(3.14%)

1536

(20.6%)

4349

(58.4%)

996

(13.4%)

249

(3.3%)

Exhall 523

(16.8%)

1786

(57.5%)

442

(14.2%)

212

(6.8%)

61

(2.0%)

Source 2001 Census

2.13 The census has revealed that Coventry as a whole has a significantly different

make up of housing stock to the national picture. In particular there is a

significant difference between the amount of detached dwellings nationally and

that in the City (22.5% compared with 9.44%). Similarly there is a significant

difference between the amount of terraced housing between the national and

Coventry perspective (25% and 47%).

2.14 In terms of ward level the Bablake Ward is more representative of the national

picture whilst dwellings in Holbrook and Radford are even more concentrated in

the terraced format (50.6% and 58.4% respectfully compared to nationally

25.6%). In terms of detached dwellings all of the Wards in the study area

currently have limited amounts of such stock. Within England 22.5% of dwellings

are detached yet in all of the Wards in the study area have less than 17% of

dwellings in a detached format. Radford Ward has only 3.1% of dwellings in the

form of detached dwellings. The Exhall Ward is shown to be predominately made

up of semi detached dwellings and few purpose built flats.

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Table 1.4: Household Size and Tenure

Persons per

household

Owner/

Occupier

Private Rent Council’s HA

and other

rent

England 2.40 68.72% 8.8% 22.48%

Coventry 2.37 69.3% 8.7% 22.1%

Bablake 2.3 83.9% 3.7% 12.4%

Holbrook 2.6 76.1% 7.5% 16.4%

Radford 2.3 59.7% 12.5% 27.9%

Exhall 2.4 78.7% 5.7% 15.6%

Source 2001 Census

2.15 In terms of size and tenure it is evident that the Coventry average is very similar

to that nationally. In terms of tenure the Bablake ward shows a higher

proportion of owner occupation than either the England or Coventry average. It

is evident that the Radford ward has a substantial element of Council or housing

association rented stock.

Table 1.5: Employment and Economic Status

Full Time Part Time Self Employed Retired Disabled/

Permanently

Sick

England 14,499,241

(40.8%)

4,196,041

(11.8%)

2,954,988

(8.3%)

4,811,595

(13.5%)

1,844,901

(5.3%)

Coventry 84,533

(39.3%)

23,503

(10.9%)

11,092

(5%)

27,119

(12.6%)

13,122

(6%)

Bablake 4518

(43.8%)

1392

(13.5%)

742

(7.2%)

1700

(16.5%)

458

(4.4%)

Holbrook 5397

(42.2%)

1499

(11.7%)

653

(5%)

1646

(12.9%)

834

(6%)

Radford 4558

(38.1%)

1203

(10%)

477

(3.9%)

1363

(11.4%)

948

(7.9%)

Exhall 2315

(43.6%)

617

(11.6%)

312

(5.9%)

906

(17%)

379

(7.1%)

Source 2001 Census

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2.16 The type of employment data reveals that Coventry has a lower level of self

employed persons than the England average (5% compared to nationally 8.3%).

The Radford ward has a even smaller proportion of self employed residents

(3.9%). The Bablake ward has a substantial element of retired persons at 16.5%

and similar figure is found in Exhall (17%). Bablake has the highest proportion of

people in full time work. Both Radford and Exhall show significant numbers of

people who are disabled or permanently sick (7.9% and 7.1%) compared with

the English or Coventry average (5.3% and 6%).

Table 1.6 Occupation Groups (16-74)

Managers and Senior

Officials

Professional Associate Professional

and

Administration and Secretarial

England 3424899

(15.26%)

2515679

(11.21%)

3104993

(13.84%)

3004721

(13.39%)

Coventry 14275

(11.35%)

13117

(10.43%)

15254

(12.13%)

17108

(13.61%)

Bablake 861

(12.52%)

699

(10.17%)

873

(12.7%)

1081

(15.72%)

Holbrook 813

(10.41%)

525

(6.72%)

802

(10.27%)

977

(12.51%)

Radford 571

(8.66%)

534

(8.09%)

720

(10.91%)

751

(11.38%)

Exhall 390

(11.69%)

189

(5.67%)

320

(9.59%)

484

(Aged 16-74)

Skilled Trades

Personal Service

Sales and Customer

Process; Plant and machine

Elementary Occupations

England 2591875

(11.55%)

1545367

(6.89%)

1717796

(7.65%)

1889126

(8.42%)

2647042

(11.8%)

Coventry 15284

(12.16%)

8743

(6.95%)

10519

(8.37%)

13847

(11.01%)

17577

(13.98%)

Bablake 1008

(14.66%)

463

(6.73%)

504

(7.33%)

646

(9.39%)

741

(10.78%)

Holbrook 1079

(13.82%)

555

(7.11%)

731

(9.36%)

1184

(15.26%)

1144

(14.65%)

Radford 807

(12.23%)

508

(7.7%)

645

(9.78%)

911

(13.81%)

1150

(17.43%)

Exhall 463

(13.88%)

269

(8.06%)

249

(7.46%)

485

(14.54%)

487

(14.6%)

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2.17 The information in Table 1.6 reveals similar trends to the other economic

information analysed earlier. The Bablake ward shows a greater proportion of its

population engaged in managerial; professional and associate professional

occupations (35.4% of the ward in employment) in comparison to the Radford

and Holbrook wards (27.6% and 18.3% respectively). Similarly the Exhall ward

also shows a smaller proportion of employed residents in the managerial and

professional sectors (27%) which is below all the other ward percentages and

that for Coventry as a whole (33.9%).

2.18 Similarly when the information relating to those in occupations associated with

plant and machinery operation and elementary occupations, this shows a greater

proportion living in Radford (31.2%), Holbrook (29.9%) and Exhall (29.1%) than

in Bablake (20.2%.

Table 1.7 – Industry of Employment

Manufacturing Construction Wholesale & Retail

Real Estates & Renting Business

Education Health & Social Work

England 14.8% 6.26% 16.8% 13.2% 7.74% 10%

Coventry 20.8% 5.1% 16.2% 10.77% 9.5% 10.2%

Bablake 23.16% 5% 15% 9.8% 10.2% 9.25%

Holbrook 25% 5% 17.4% 9.7% 6.5% 9.4%

Radford 25.9% 6.1% 16.8% 8.75% 6.6% 10.2%

Exhall 22% 5.9% 17.8% 10.4% 7.1% 9.5%

2.19 The above table breaks down the type of employment in each ward by sector. It

reveals that all wards in the study are had a substantial reliance on employment

in the manufacturing sector. This reliance is likely to have reduced since albeit it

still likely to be in excess of the material picture. Employment in construction is

below the national average in the whole of the study area.

Table 1.8 – Qualifications and Students (Aged 16-74)

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No Qualification

Highest Qualification Attained Level 1



Highest Qualification Attained Level 4/5

Other Qualification/Level Unknown

England 10251674

(28.85%)

5909093

(16.63%0

6877530

(19.36%)

2962282

(18.34%)

7072052

(19.9%)

2459460

(6.92%)

Coventry 67445

(31.39%)

36225

(16.86%)

37889

(17.64%)

22090

(10.28%)

35942

(16.73%)

15242

(7.09%)

Bablake 2909

(28.22%)

2010

(19.5%)

2104

((20.41%)

673

(6.53%)

1692

(16.42%)

919

(8.92%)

Holbrook 4893

(38.27%)

2369

(18.53%)

2335

(18.26%)

769

(6.01%)

1448

(11.33%)

971

(7.59%)

Radford 4347

(36.35%)

2194

(18.34%)

2040

(17.06%)

1087

(9.09%)

1564

(13.08%)

728

(6.09%)

Exhall 1998

(37.66%)

1109

(20.9%)

945

(17.81%)

282

(5.32%)

502

(9.46%)

469

(8.84%)

Level 1 – 1 + ‘O’ level passes; 1 + GCSE any grades; NVQ Level 1 or foundation

level GNVQ.

Level 2 – 5 + ‘O’ level passes; 5 + GCSE (grades A-C); School Certificate; 1 +

‘A’ levels/AS Levels, NVQ Level 2 or Intermediate GNVQ.

Level 3 – 2 + ‘A’ levels; 4 + ‘AS’ levels, High School Certificate; NVQ Level 3;

Advanced GNVQ.

Level 4 – Fix degree; Higher Degree, NVQ Levels 4 and 5, HNC, HND, Qualified

Teacher, Qualified Doctor, Qualified Dentist, Qualified Nurse, Midwife, and Health

Visitor.

2.20 The above table sets out education attainment in the study area and gives a

comparison with Coventry City and England as a whole. It is notable that whilst

Bablake contains an equivalent proportion of people with no qualifications (28%)

all the other wards have a significantly greater proportion of people with no

qualifications at all, with a peak of 38.2% in Holbrook. It is also notable that

within Exhall ward there is significantly less well qualified people with only

14.78% of the population attaining Level 3-5 compared with 38.2% in England

and 27% in Coventry.

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Table 1.9 Car or Van Ownership

No cars or vans

One car or van

Two cars or vans

Three cars or vans

Four cars or vans

Total cars and vans

England 5488386

(26.84%)

8935718

(43.69%)

4818581

(23.56)

924289

(4.52%)

284453

(1.39%)

22607629

Coventry 40491

(33.09%)

54117

(44.23%)

22897

(18.71%)

3834

(3.13%)

1014

(0.83%)

115930

Bablake 1543

(24.33%)

2869

(45.24%)

1549

(24.42%)

290

(4.57%)

91

(1.43%)

7246

Holbrook 2036

(28.58%)

3502

(49.15%)

1351

(18.96%)

170

(2.39%)

66

(0.93%)

7055

Radford 3085

(42.91%)

3135

(43.6%)

804

(11.18%)

122

(1.7%)

44

(0.61%)

5308

Exhall 824

(27.11%)

1335

(43.91%)

723

(23.78%)

129

(4.24%)

29

(0.95%)

3293

2.21 The above table demonstrates that residents in Radford are much more likely not

to own a car or van than residents of either Bablake, Holbrook or Exhall. Nearly

43% of homeowners in Radford do not own a vehicle compared with 24.3% of

Bablake households. The level of car ownership in Radford is significantly below

either the England or Coventry average.

Index of Deprivation 2007

2.22 The Indices of Multiple Deprivation 2007 (IMD) are produced by the Department

of Communities and Local Government. The IMD combines a number of

indicators, chosen to cover a range of economic, social and housing issues into a

single deprivation score for each small area in England. This allows for each area,

based upon Super Output Area level, to be ranked against one another giving a

relative position in regard to deprivation. The lower the rank the relatively more

deprived an area is.

2.23 The site is located within Local Super Output Area (LSOA) 590. This consists of

the north eastern portion of the Bablake Ward. Area 590 is ranked within the

most 30%-40% of the most deprived areas in the UK. The site is bounded to the

west by LSOA 523. This is identified as being within the lowest 40-50% of

deprived areas in England. To the east the site is bordered by LSOAs 591 and

BIR.2588 Page 13


594. LSOA 591 is also within the lowest 30%-40% of deprived areas in England

whilst 594 is located in the lowest 50%-60%.

2.24 However, within the vicinity there are also considerable variations in deprivation

which can be expected within a large urban area such as Coventry. Within close

proximity of the site are LSOAs 588 and 592, both of which are within the most

10%-20% of deprived areas within England.

2.25 Within the Bablake Ward it is evident that the index of deprivation is

predominantly biased towards those less deprived LSOAs. Of the LSOAs within

the Bablake Ward, 3 are located within the 30%-40% most deprived category

whilst there are examples of other LSOAs within the next three categories,

namely 40%-50% least deprived, 60%-70% least deprived and 70%-80% least

deprived. This contrasts markedly with the LSOA’s located to the east and south

of the site which form part of the predominantly built up area of Coventry. Within

the wards of Radford and Holbrook there is a strong propensity for increased

levels of deprivation. Within Holbrook, three of the LSOAs are identified as being

in the 10 to 20% of most deprived. The Radford Ward demonstrates a higher

degree of deprivation with all LSOAs being in the most 30%-40% deprived. In

addition, four of the LSOAs are identified in the lowest 10%-20%.

BIR.2588 Page 14


2.26 For the Exhall Ward it is notable that the Keresley North and Newland LSOA,

which abuts the site to the east, is identified as being in the 30% most deprived

in England1.

Employment Deprivation Domain

2.26 This domain measures employment deprivation based upon involuntary exclusion

of the working age population from the labour market. Information analysed

includes recipients of job seekers allowance, incapacity benefit and severe

disablement allowance. The data for the lower super output areas in the vicinity

of the site indicates relatively little in the way of employment deprivation. In

particular areas to the west of the site illustrate limited amounts of deprivation

relative to employment. However, significant pockets of employment deprivation

at the LSOA level remain within both the Holbrook and Radford Wards with some

LSOAs in the lowest 10%-20%. Within Holbrook 3 LSOAs are in the lowest 10-

20% (588,592,596) whilst in Radford 4 LSOAs are in the lowest 10-20% whilst 2

LSOAs (631,632) are in the 10% most deprived areas in England for

employment.

2.27 The Keresley North and Newlands LSOA is identified as being within the 20-30%

most deprived in England for employment deprivation2.

1 Source Warwickshire Observatory 2 Source Warwickshire Observatory

BIR.2588 Page 15


Education Skills and Training Deprivation Domain

2.27 This domain identifies the extent of deprivation in terms of education, skills and

training in a local area. They provide two indicators relating to education

deprivation for children/young people and relating to a lack of skills and

qualifications amongst a subset of the working age population. The IMD reveals

that the site and its immediate surroundings to the south and east all fall within

the lowest 50% of deprived ranked areas. In addition the majority of the LSOA’s

containing the site and its southern/eastern neighbours fall within the lowest

40%, with some substantial areas in the lowest 20%. Again, it reveals that

substantial areas of the Holbrook and Radford Wards have significant levels of

deprivation relative to education, skills and training with many areas being in the

lowest 20%.

2.28 Considering the sub-group relating to the adult working population with no or

limited qualifications (the skills sub domain), the position is even worse. This

reveals that the site is in the lowest 20-30% and the area to the south are in the

lowest 40%. However of greater significance is the significant area of the City

immediately to the east of the site which falls within the lowest 20% of deprived

wards relating to this particular domain.

BIR.2588 Page 16


2.29 The Keresley North and Newlands LSOA is identified as being in 10-20% most

deprived nationally for education, skills and training.

Barriers to Housing and Services Domain

2.29 This domain measures barriers to housing and key local services. The indicators

are structured into two sub-groups comprising of geographical barriers and wider

barriers. These include issues relating to access to housing including such

matters as affordability.

2.30 The LSOA within which the site is located (590) is identified as being within the

10 most deprived areas in the City for this particular domain. The LSOA

immediately to the west of the site comprising of Hawkes End and associated

countryside, ranks in the most 10% of deprived wards for this particular domain

nationally. This in particular is influenced by the affordability of housing and

access to the key local services. This reflects the rural nature of the areas to the

west of the site where access to affordable housing and local services is more

difficult.

Crime Domain

2.31 This measures the rate of recorded crime for four major crime types which

include burglary, theft, criminal damage and violence. The LSOA encompassing

the application site is identified as being within the most 10%-20% of deprived

areas. Overall it is notable that the majority of LSOA’s in the vicinity of the site

have a deprivation score of below 50% including 3 below 20%.

BIR.2588 Page 17


2.32 The Keresley North and Newlands LSOA is in the most 10% deprived areas

nationally in terms of crime, making it the area most affected by crime in the

study area.

Living Environment Domain

2.32 The Living Environment Deprivation domain is split into two sub areas. These

consist of the indoor living environment which measures the quality of housing

and the outdoors living environment which measures air quality and road traffic

accidents. Within the indoor environment domain the site and its immediate

surrounding LSOA fall within the most deprived 40%-60% in England. The areas

to the east show significantly greater deprivation subject to this criterion, falling

into the lowest 20% of deprived areas. The Index reveals that locations to the

west of the site are generally in the least 50% of deprived areas whereas areas to

the east and south are amongst the 30% most deprived with some areas in the

most 10% deprived.

2.33 The Keresley North and Newlands LSOA is identified as being in the 50% least

deprived for this particular domain.

BIR.2588 Page 18


Health

2.34 The Director of Public Health for Coventry publishes the Public Health Annual

Report. This document describes variations in the health of inhabitants of

Coventry both in terms of health status and as in regard to access care. The

most recent Annual Report is for the period 2008-2009. In addition to the main

report the Department of Public Health published an Atlas of Variation in health

and access to health care. These documents have been investigated with a view

to giving the most up to date position in regard to the health of residents in the

vicinity of the site and access to health care facilities.

2.35 Plan 28-1 identifies the Doctor’s surgeries within the vicinity of the site. It is

noticeable that the Bennetts Road North and the Keresley Green Medical Centre

are located within close proximity of the site. The Keresley Green Medical Centre

represents a recent purpose built development under the SureStart regime and

provides substantial modern medical facilities available to the local population. It

provides accommodation for two medical practices namely Park Leys and

Springfield. Each practice has its own reception area, consultation rooms and

offices, sharing a minor operating suite and conference room.

2.36 The Bennetts Road North Surgery is administered via the Park Leys Medical

Practice. It was formerly the main surgery for the practice up until the move to

Keresley Green Medical Centre in May 2006. It provides three consulting rooms

and two treatment rooms as well as administrative space. In addition to the

doctors surgeries there is also a NHS Clinic located on Bennetts Road in Keresley.

This facility is operated by Warwickshire PCT.

2.37 Coventry PCT has produced ward profiles for the city which identifies a number of

key factors relating to the health of the community. This information largely

reflects the social and economic pattern already established with patterns of ill

health and premature death being concentrated in those areas with greater

socio/economic problems. The following tables illustrate the key health indicators

and rankings for the Bablake, Radford and Holbrook wards.

BIR.2588 Page 19


Bablake Ward – Key Health Indicators and Rankings

Rate/Percentage

Bablake

Coventry

England &

Wales

Births General Fertility Rate (per 1000 females aged 15-44) Infant Mortality Rate (per 1000 live births) Percentage of Live births <2500g Percentage of births <1500g

51.2 n/a 11.7 2.2

60.3 6.8 9.3 1.7

59.1 5.0 7.9 1.5

Self Reported General Health Percentage of persons with good health Percentage of persons with fairly good health Percentage of persons with not good health

67.5% 22.8% 9.6%

67.4% 22.6% 10.0%

n/a n/a n/a

Self Reported Limiting Long Term Illness (LLTI) Percentage of persons with LLTI Percentage of persons of working age with LLTI

19.8% 10.0%

18.6% 12.1%

17.6 n/a

Mean age of Death (years) Mean age of death – Males Means age of death – Females

76.4 82.2

72.2 78.5

n/a n/a

Mortality – Directly standardised rates (per 100000 population) Mortality from all circulatory diseases Mortality from all coronary heart disease Mortality from all cancers Mortality from all accidents

70.8 37.0 141.0 13.3

103.5 57.0 129.8 17.7

91.2 53.0 119.3 16.2

Leading Causes of Death – SMR* - all ages *Standardised Mortality Ratio SMR; all causes SMR; all heart diseases SMR; lung cancer SMR; stroke SMR; breast cancer SMR; prostate cancer

94 103 90 79 112 109

100 100 100 100 100 100

n/a n/a n/a n/a n/a n/a

Note: All Directly Standardised Rates and percentages relate to 2003/05 data, and SMRs to 2001-5 data. SMRs are standardised to Coventry. Limiting Long Term Illness and General Health data is from the 2001 Census. Small numbers (i.e. less than 5) are listed as ‘n/a’.

Source Coventry PCT Director of Public Health annual report 2008/9 and Atlas of Variation.

BIR.2588 Page 20


Bablake

2.38 The general perception of inhabitants of Bablake relative to their own health is

similar to that reported for Coventry as a whole, albeit the percentage of people

living with a long term condition is slightly higher. It is notable that the average

age of death is high compared with the rest of the city. It is also notable that the

ward has a higher mortality from cancers than either the Coventry or national

average and a higher mean age of death for both males and females in

comparison with the Coventry average.

2.39 The general fertility rate is less than both the Coventry and England and Wales

average. It is also noticeable that the percentage of live births which are of lower

than average weight is significantly above the national and Coventry wide

average.

Holbrook – Key Health Indicators and Rankings

Rate/Percentage

Holbrook Coventry

England & Wales


58.4 7.1 10.0 1.3

60.3 6.8 9.3 1.7

59.1 5.0 7.9 1.5


66.8% 23.0% 10.2%

67.4% 22.6% 10.0%

n/a n/a n/a


18.7% 12.7%

18.6% 12.1%

17.6 n/a


71.1 76.4

72.2 78.5

n/a n/a

BIR.2588 Page 21



116.3 64.6 157.9 13.7

103.5 57.0 129.8 17.7

91.2 53.0 119.3 16.2


103 108 126 109 103 105

100 100 100 100 100 100




Holbrook

2.40 Infant health is generally good within the ward and this is improving further.

People’s perception of their health is average in comparison with others in

Coventry. The mean age of death for both males and females is slightly below

the Coventry average. The mortality from circulatory diseases and cancers is

above both the Coventry and England and Wales standardised rates. There is a

greater propensity for the population to die of lung cancer than the Coventry

standardised rate albeit that death rates from cancers as a whole are falling.

Radford Ward - Key Health Indicators and Rankings

Rate/Percentage

Radford

Coventry

England & Wales


67.9 n/a 10.3 1.6

60.3 6.8 9.3 1.7

59.1 5.0 7.9 1.5

BIR.2588 Page 22



64.6% 23.6% 11.8%

67.4% 22.6% 10.0%

n/a n/a n/a


20.4% 14.7%

18.6% 12.1%

17.6 n/a


71.9 77.3

72.2 78.5

n/a n/a


133.9 77.6 166.9 25.6

103.5 57.0 129.8 17.7

91.2 53.0 119.3 16.2


104 109 128 109 62 80

100 100 100 100 100 100




Radford

2.41 It is notable that 11.8% of inhabitants of Radford record that their general health

is not good and that there are more people reporting living with a limiting long

term illness than for Coventry as a whole. The mean age of death for both men

and women is below that of Coventry as a whole. Mortality from circulatory

BIR.2588 Page 23


diseases, coronary heart disease, cancers and accidents is all in excess of both

Coventry’s and the England and Wales standardised rate. It would appear that

the Radford ward has a higher mortality from lung cancer but a much lower

mortality from breast and prostate cancer.

Exhall

2.42 The Exhall ward is identified as having a mixed representation in terms of health

as established in the Indices of Deprivation domain relative to health and

disability. Whilst some LSOA’s are shown to be in the 50% least deprived the

Keresley North and Newlands LSOA is in the 10-20% most deprived.

Community Facilities

Library Provision

2.43 There are three libraries within a reasonable distance of the site. The nearest is

the Keresley Newlands Library located immediately adjacent to the eastern

boundary on Bennetts Road North. This facility is open three days per week and

provides an information point for the Country Council as well as general library

facilities. It is located within Nuneaton & Bedworth’s District and is administered

by Warwickshire County Council.

2.44 Two further libraries are located some distance away within Coventry City

Council’s administrative area. These are the Jubilee Library and Community

Centre and the Arena Park Library both of which are located to the east of the

site.

2.45 The location of the above libraries are shown on Plan no. 28-1.

Community Facilities

Education Provision

2.46 Plan no. 27-1 identifies the secondary and primary schools in the vicinity of the

site. Two large secondary schools comprising of the Cardinal Newman Roman

Catholic School and the President Kennedy School are located in close proximity

to the site. The Cardinal Newman RC School is located immediately adjacent to

BIR.2588 Page 24


the southern boundary whilst the President Kennedy School is within 600 metres

of the eastern boundary. As these two schools are located immediately to the

south and east of the site they have formed the basis of the following analysis.

Coundon Court School, which is further to the south, is shown for information

purposes.

2.47 The secondary schools are subject to the BSF Programme which will involve their

considerable redevelopment over the next few years. It is anticipated that the

President Kennedy School will be completed in 2012 and Cardinal Newman in

2013.

2.48 In terms of primary schools there are three primary schools located reasonably

close to the site within Warwickshire Council Council’s administrative district and

a further 10 primary schools within Coventry City Council’s administrative area.

The nearest primary school to the site within Warwickshire is the Keresley

Newland School which is adjacent to the north-eastern boundary. The nearest

Coventry school is the Keresley Grange School located 700 metres south of the

site.

2.49 In terms of existing capacity in Coventry schools both the President Kennedy

School and Cardinal Newman School currently have some capacity, with the

President Kennedy School in particular having around 100 places available in

January 2009.3

2.50 For primary schools in Coventry there is capacity at the nearest school with 27

spaces available at Keresley Grange. The other primary schools (Whitmore Park,

Holy Family, Parkgate) are either at full capacity or have less than 10 space

available3.

2.51 For secondary schools in Warwickshire Ash Green School has a significant amount

of capacity with around 220 spare spaces.4 The Warwickshire Building Schools

for the Future (BSF) programme is not as advanced as it is in Coventry and is

currently programmed to start in 2013. It is not yet known when the Ash Green

School will be programmed for the BSF project.

3 Source DCSF website and Coventry City Council Education. 4 Source DCSF website

BIR.2588 Page 25


2.52 In terms of secondary school attainment the following sets out the position

relative to 5 or more GCSE passes Grade A-C in 2008.

GCSE%

Cardinal Newman School 43%

Ash Green School 30%

President Kennedy School 25%

Warwickshire Average 51.4%

Coventry Average 41.8%

National Average 47.6%

2.53 For primary schools in Warwickshire the Wheelwright Lane Primary has less than

10 spaces. However the Keresley Newland school does have capacity with

around 65 spare spaces.2

2.54 In terms of performance in 2008 relative to other schools in Warwickshire

Wheelwright Lane School is ranked 57th and Keresley Newland 103rd out of 155

schools based on Contextual Value Added criterion. For the nearest schools

within Coventry, Keresley Grange was ranked 59th, Whitmore Park 57th and Holy

Family 19th out of the 83 Primary Schools in the City.

BIR.2588 Page 26


3. STRATEGIC POLICY CONTEXT

West Midlands Regional Spatial Strategy (RSS)

3.1 Coventry forms part of the West Midlands Metropolitan area and also the

Birmingham, Coventry and Black Country region. The RSS Preferred Option

focuses on the regeneration of the Major Urban Areas. The Preferred Option

identifies growth targets for city centre retailing (minimum of 150,000 sqm) and

office development (minimum of 250,000 sqm).

3.2 The RSS Preferred Option identifies that Coventry should provide for a net

increase of 33,500 dwellings between 2006–2026. It notes that some of the

housing allocations could be made adjacent to the City within Nuneaton and

Bedworth District and Warwick District, depending on the capacity available

within the City Council’s administrative district to accommodate housing growth.

3.3 The RSS Preferred Option also identifies that the Council should also maintain a

five year rolling supply of at least 82 hectares of land for employment. In a

similar manner to the housing allocation the RSS Preferred Option recognises that

some of the required employment land release could be on land within Rugby,

Leamington/Warwick and Nuneaton/Bedworth.

3.4 Any identification of land within adjacent administrative districts to meet with

Coventry’s requirements will come forward via the Core Strategy/Development

Plan document of each individual planning authority.

3.5 As part of the Government Office response to the Phase II Regional Spatial

Strategy Revision a report was compiled from consultants Nathaniel Lichfield &

Partners. This focused on whether the Preferred Option identified sufficient

housing numbers to meet needs. It identifies three additional scenarios to those

set out in the RSS Preferred Option, namely that land for between 417,100 and

445,600 additional homes up to 2026 should be identified. This compares with

the 365,600 additional households identified in the RSS Preferred Option for the

same period.

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Coventry City Council Core Strategy Submission

3.6 The Coventry Core Strategy submission sets out a range of policies and proposals

intended to guide development within the City until 2026. It specifically

references the Keresley site as having the potential to accommodate new growth

necessary to meet housing targets. The detailed policies set out in the Core

Strategy are subject to specific representations set out in a separate response as

currently many of the detailed and specific policies relating to the Keresley

proposal are not considered to be appropriate and require revision.

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4. STRATEGIC OUTPUTS

4.1 The development of a sustainable urban extension in Keresley provides the

opportunity to identify a number of key strategic outputs which ought to be

delivered as part of the implementation of the project. The merits of a

sustainable extension are numerous and have been recognised through

development strategies adopted by local planning authorities across the UK.

However there is a clear distinction to make between extensions to existing urban

areas and new build self contained settlements as promoted via the Eco-Towns

Government project. Sustainable urban extensions are clearly distinct from the

relatively recent eco town project.

4.2 The Keresley urban extension has been designed and developed to provide a

highly sustainable extension to Coventry. It will provide for a significant increase

in housing provision in the north west of the city which will have considerable

benefits in underpinning existing businesses in the city and in the Bablake,

Holbrook and Radford wards in particular, as well as the Exhall ward in Nuneaton

and Bedworth. In addition a sustainable urban extension has additional benefits

in allowing existing infrastructure to be utilised by new residents, thus negating

the need for massive new infrastructure provision. This clearly has sustainability

advantages in comparison with developments which require an entirely new

infrastructure framework to be provided.

4.3 There are particular locational advantages associated with the Keresley proposal.

Being located on the northwest fringe of the city means that it is closely related

to a number of facilities which could be utilised by residents of the new

development. This would include such open space facilities as the Coventry

Colliery Sports Club, Keresley Rugby Club, the regional park associated with the

ProLogis development, Coundon Hall Park including Coundon Hall Sports Pitches

and other private sports fields such as Northbrook Sports Club, Hawkesmill Sports

Club, the John Healy Golf Centre and Corley Cricket Ground.

4.4 In addition to the sports and recreation facilities outlined above there are also the

facilities associated with existing secondary schools immediately adjacent to the

site. These schools (the President JFK School and Cardinal Newman Roman

Catholic School) contain a number of facilities including swimming pools, sports

pitches and other associated facilities.

BIR.2588 Page 29


4.5 Whilst the Keresley urban extension will provide for extensive on site provision of

new open space, taking advantage of the existing open space infrastructure and

ensuring that it is capable of meeting the needs and aspirations of the existing

and expanding population, there is likely to be the need to enhance areas of off

site open space. Consequently there would be opportunities to target existing

facilities in locations which are likely to provide convenient and accessible

locations for the existing and future population. Careful consideration will be

needed to identify where existing facilities should be enhanced and where new

facilities should be provided.

4.6 In addition as stated above existing infrastructure exists in the form of education

establishments immediately adjacent to the Keresley urban extension. As well as

the two secondary schools referenced above there are five primary schools within

the immediately locality of the site. Keresley Newlands School is located

immediately east of the site within Nuneaton and Bedworth’s district. Other

schools in close proximity within the City of Coventry include the following:

• Whitmore Park Primary School, Halford Lane, Whitmore Park

• Keresley Grange Primary School, Tamworth Road, Keresley

• Holy Family Roman Catholic School, Beake Avenue, Keresley

• Parkgate Primary School, Parkgate Road, Holbrook

• John Shelton Community Primary School, Briscoe Road, Coventry

4.7 The Keresley urban extension provides the opportunity to target improved

provision within the existing education infrastructure in the vicinity of the site, as

well as providing new build facilities in direct association with the project. Again

careful consideration will be necessary to establish where enhancement would be

appropriate but this ought to be undertaken in the context of aiding the

regeneration of existing communities adjacent to the site.

Employment

4.8 The Keresley urban extension provides significant opportunities to provide

additional employment as part of its development. In particular the development

of community hubs will provide a valuable resource in the form of new

employment floorspace in a highly sustainable mixed use format. It is envisaged

that the community hubs will deliver opportunities for the development of local

BIR.2588 Page 30


businesses associated with the new residential suburb, as well as allowing greater

opportunities for existing businesses in and around the site. The increase in the

local residential population will clearly aid in underpinning many local businesses

that rely on trade from their immediate surroundings. This is likely to be

significantly important to address existing economic issues in Holbrook, Radford

and Exhall wards. Here unemployment remains high and any proposals which

can encourage existing businesses and the creation of new businesses should

clearly be welcomed.

Retail

4.9 The development will provide for new retailing facilities located in the centre of

the community hubs. These facilities will be in the most accessible locations

particularly to local transport and non car modes. The objective will be to deliver

convenient retail facilities within close proximity of all the new dwellings

associated with the Keresley urban extension.

4.10 As well as providing for the needs of the new residents the proposal also seeks to

ensure that local deficiencies in shopping provision are addressed. This will

provide clear benefits to the existing population as new retail facilities are

provided in close proximity to existing residents. This will reduce current trips,

often undertaken by car, out of the local area to reach existing retail facilities.

Reducing car journeys by existing residents is clearly an important sustainable

objective.

4.11 The particular issues associated with retailing have been addressed in a Retail

Assessment. The Retail Assessment is included in Appendix 1 of this report.

Transport

4.12 A key element of the development will be to improve public transport provision

between the urban extensions and the main centres of Coventry. This will focus

upon improved bus service provision from the whole site into the wider urban

area of Coventry. In particular the proposal will deliver a new efficient and

effective bus link between the wider site, Coventry City Centre and potentially a

new railway station at Arena Park. The city centre is being envisaged as the

focus for 50% of the new jobs created within the city as a whole and ensuring

that residents of the urban extension have access to these employment

BIR.2588 Page 31


opportunities will be a key factor. The improved bus service provision will be

phased in association with the delivery of each of the new residential

neighbourhoods. This will ensure that new residents have access to enhanced

public transport provision and in particular are able to take advantage of

increased job opportunities in the city centre, associated with the University and

Teaching Hospital, as well as links into existing employment areas where the

remainder of job creation will occur. Utilising the existing road infrastructure,

particularly for high quality bus service provision, will have significant

sustainability benefits.

4.13 A detailed supporting statement has been prepared by WSP Consultants and

submitted to the Council identifying and specifying the range of transportation

issues associated with the Keresley proposal. This report, in conjunction with the

Development Framework, sets out in detail how improved public transport

provision will be delivered in a holistic way as part of the Keresley Sustainable

Urban Extension.

Residential Provision

4.14 Clearly the Keresley sustainable urban extension will significantly increase the

range, type and availability of new housing in the north-west of Coventry. It will

underpin the City Council’s vision for meeting housing demand and agenda for

growth. It provides the opportunity to develop a mixed community meeting a

wide range of housing needs including the need for affordable housing. In

providing for a new residential area in such close proximity to the existing urban

area has the significant spin off benefits for existing businesses who will benefit

from a substantial increase in customers and trade.

4.15 The Council’s aspirations for housing choice is established in the Core Strategy

submission document. The Keresley development will be a significant factor in

providing a range of housing to meet with the disparate housing needs which

must be addressed over the plan period. The Council have acknowledged that

there is a need for higher value homes to attract and/or retain higher income

workers, whilst the plan also seeks to provide for those who cannot access

market housing. The Keresley development project is particularly well placed to

provide for meeting the needs of retaining higher income workers in the City, as

it can deliver new housing within a high quality environment, whilst still being

BIR.2588 Page 32


well located relative to the existing and emerging employment opportunities in

the City Centre and associated with the Hospital/University.

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5. SPECIFIC OUTPUTS

Headline Data – Population and Housing

• Holbrook (29.5%) and Radford (27.4%) have proportionately higher levels

of younger people in the 0-19 years bracket than Coventry average.

• Bablake (21.4%) and Exhall (19.8%) has significantly greater numbers of

elderly people than the Coventry average (15.2%).

• There is forecast to be a significant growth across the City in single person

households.

• The Index of Deprivation identified Bablake as having significant barriers

to housing and local services reflecting difficulties in obtaining affordable

housing and the rural character of the area reducing service provision.

• Coventry City as a whole has a polarised housing stock with dominance of

terraced format (47%) and lack of detached accommodation (9.4%) of the

overall stock in comparison with the national picture.

• Housing in Holbrook and Radford is even more polarised in the terraced

format (50.6% and 58.4%) and has less detached housing (8.35% and

3.14%).

• The Exhall ward is dominated by semi detached houses which provide

57% of overall provision.

• Tenure is biased towards owner occupation with all wards, with the

exception of Radford, having a greater proportion of owner occupation

than the average for Coventry or England.

5.1 The Keresley Sustainable Urban Extension (K-SUE) will clearly provide for a

substantial number of new dwellings. This will have a significant contribution in

meeting the housing needs of the younger populations of Holbrook and Radford in

particular and the more general city wide growth in single person households. In

BIR.2588 Page 34


addition the extension can also provide for meeting the needs of Bablake and

Exhall’s aging population by providing dwellings which are suitable for the elderly.

5.2 The under 19 proportion of the Holbrook and Radford ward identified at the time

of the census is likely now to be reaching a point where they are looking to obtain

their own accommodation. The Keresley Sustainable Urban Extension is well

placed to meet these needs and provide a housing mix able to accommodate, in

particular, first time buyers who wish to live in close proximity to both Holbrook

and Radford.

5.3 Whilst Bablake as a ward covers a substantial rural area and has a dispersed

population in such settlements as Brownhills Green, Allesley and Hawkes End, it is

an area which is shown to be deprived relative to housing and local services. This

reflects the limited nature of affordable housing within the ward and its rural

character which disperses service provision. The Keresley Sustainable Urban

Extension has the opportunity to significantly reduce these barriers by providing a

mix and range of housing, including affordable housing, available to meet needs

within the ward. New service provision will result via the community hubs

identified, new schools and public transport provision. This should seek to

significantly reduce the level of deprivation in the Bablake ward relative to this

particular domain of the Index of Deprivation.

5.4 It is also evident that in terms of housing stock Coventry as a whole has a very

polarised position with terraced housing dominating as a form of housing. This

polarisation is even more marked within the Holbrook and Radford wards. Within

Exhall housing stock is dominated by semi detached formats largely reflecting the

nature of the development within Keresley Village, which was predominantly

purpose built for workers associated with Coventry Colliery and as a consequence

followed a single format.

5.5 The Keresley Sustainable Urban Extension provides the opportunity to deliver a

more diverse housing stock and wider mix of dwelling types. In particular it can

seek to address the very significant shortfall in detached houses notable within

both Coventry as a whole but particularly within Holbrook, Radford and Exhall. It

is clear that Coventry as a city has a significant under provision of detached

houses in comparison to the national picture and this is reflected in the Council’s

aspiration to provide for executive homes in new developments as set out in its

Core Strategy.

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5.6 The Keresley Sustainable Urban Extension would result in a development of

around 3500 dwellings. Based on a phased development of the site and reducing

household size, the Keresley proposal would result in approximately 7600 new

residents. This increase in population would clearly have an influence on existing

businesses and will help to support new employment and services, particularly in

a rural fringe location where services are already recognised within Bablake as

being limited.

5.7 The Strategic Housing Market Assessment identified a need for executive and

family housing and that in North Coventry owner occupation and the development

of larger properties should be supported. The Keresley Urban Extension

represents the most significant development in northern Coventry able to meet

this identified need. By its nature of being located on the edge of a rural area it

provides the opportunity for a high quality environment to be developed with

links into its countryside surroundings.

5.8 There has been a recognition that the propensity for the more aspirant elements

of the community to move away from the City into the more rural locations or

suburban towns is not sustainable. This continued polarisation of the Major

Urban Areas is a fundamental factor which regional planning policy by virtue of

the key objective of urban renaissance is seeking to address. The City Council in

its Core Strategy is specifically seeking to address this issue in the context of the

sub regional Coventry/Solihull and Warwickshire forum. This sub regional

strategy looks to maximise regeneration by focusing on the north south corridor

and Rugby. In the terms of Coventry the Keresley Extension provides the

greatest opportunity for addressing this particular key objective.

5.9 As stated above the emphasis on a single house type(terraced) within the study

area and clearly very limited provision of detached accommodation means that

the Keresley Extension has the opportunity to address this city wide deficiency.

Its location makes it particularly appropriate to provide for meeting the needs of

those aspiring families within the city who are seeking detached executive homes

within a high quality mature landscaped environment. The Council have clearly

recognised that if the city is to retain higher income/knowledge-economy

workers, it will be necessary to develop higher value homes to create a better

mix of accommodation.

BIR.2588 Page 36


5.10 The Council’s Core Strategy recognises the importance of providing suitable

housing to stop the drift of sections of the population away from the City to the

provincial towns in Warwickshire. So significant is the need to provide for

executive type housing the Core Strategy introduces a specific requirement for

every site of a certain size to deliver a proportion of this type of housing.

5.11 However this ‘across the board’ approach is unlikely to provide for homes which

will ultimately be attractive to those groups the Council wish to retain or even

attract from elsewhere. A large executive home within a wider uninspiring

environment will not produce a high value home nor is it likely to be attractive to

the higher income family engaged in the knowledge economy. Such groups will

require very high quality environments capable of competing with those

environments found in rural villages or market towns such as Stratford on Avon

or Leamington Spa. The Keresley urban extension does however provide the

potential environment which will provide a high quality residential development

with a mature landscaped setting, with good access to major open spaces and the

countryside, whilst still being part of the city with good access to jobs and

services.

Headline Data – Economy and Employment

• Significantly less people are employed in Coventry within managerial and

senior positions (11.4%) than the English average (15.2%).

• Employment within managerial and senior positions in Holbrook, Radford

and Exhall is below the Coventry average.

• There is a significantly greater proportion of people involved in plant and

machinery operation and elementary occupations within Coventry than the

national average and even greater proportions in such employment within

the Holbrook, Radford and Exhall wards.

• A significantly greater proportion of the working population is involved in

manufacturing within Coventry in comparison with the national average

and even greater proportion within the study area in comparison with

Coventry.

BIR.2588 Page 37


• There are substantial areas of deprivation within the Radford and Holbrook

wards with some areas being within the 10%most deprived within

England.

• The study area has a greater proportion employed in skilled trades than

national average.

• Coventry as a whole (5%) has a low level of self employed people

compared with England (8.3%).

5.12 It is evident from the above that as a city Coventry has a reduced level of the

population employed in the managerial and professional sectors in comparison

with England as a whole. In addition it is also evident that this is even more

polarised within the Holbrook, Radford and Exhall wards where around 16% of

the population is employed in these sectors compared with 26% in England as a

whole. The Keresley Urban Extension has the opportunity to provide a

development able to provide accommodation suitable for those employed within

managerial or professional roles. The provision of more balanced communities is

a key aspect of national, regional and local planning policy. The provision of

accommodation suitable to meet the needs of managerial and professional

workers will go a long way towards providing a more balanced community within

Northern Coventry and addressing current in-balances.

5.13 In addition to the above the Keresley Sustainable Urban Extension will in itself

provide employment opportunities which can be focused towards providing

employment in the service and professional sectors. It is evident that both

Coventry as a whole and the study area in particular is biased towards

manufacturing employment. This sector has been contracting throughout the last

twenty year period. In recent times the main employer within the Bablake ward

(Jaguar Motors) has closed and as a whole manufacturing is reducing as a

proportion of the wider employment market. The Keresley Sustainable Urban

Extension has addressed this issue by focusing in on small scale employment

opportunities by way of office and workshop type provision in small units. This

accommodation is focused in the most accessible areas of the site allowing them

to become easily accessed by the wider Coventry population particularly those

inhabiting Holbrook, Radford and Exhall. The areas of potential employment

BIR.2588 Page 38


development are set out in the accompanying Development Framework

document.

5.14 In addition it is also evident that city wide there is below average numbers of the

population who are self employed. The nature of the employment

accommodation provided in the Keresley Sustainable Urban Extension will

specifically provide for units suitable for those starting their own business. Such

accommodation is aimed at bolstering small business and providing purpose built

accommodation attractive to those first undertaking their own business

enterprise. The locations of the employment elements are key in making them

accessible to the widest possible workforce. Consequently the business elements

are located in the most accessible parts of the development so as to be serviced

by walking, cycling, public transport as well as vehicles. Again this is evidenced

in the Development Framework.

5.15 The Keresley Urban Extension does not propose to provide for large scale

employment activities. This reflects not only the reducing significance of the

manufacturing sector but also the fact that ProLogis Park, a strategic employment

location, is located immediately adjacent to the eastern boundary of the site.

This large scale employment site provides for a significant number of jobs which

take up a substantial proportion of the available employment market. It is not

intended to try to compete with ProLogis Park in the employment market but

rather to aim for a more specific and different type of employment more

consistent with the overall aim of encouraging those employed in the profession

sectors to locate themselves in the development. Providing small office space

which is appropriate to such professional small businesses based in the service

sector, will encourage residents to both live and work within the development.

The provision of specific office space suitable for small businesses in the service

sector is also complimentary with the housing objectives of providing executive

homes suitable for those employed in professional and managerial occupations.

Focusing on small business enterprises also reflects the nature of the Keresley

proposal not to rely on major infrastructure works capable of accommodating

substantial numbers of HGVs, but to provide an environment which is more

reliant on walking, cycling and use of public transport. Allied to this the site is

not well located relative to the major strategic highway network, unlike ProLogis

Park to the west, from which it is entirely segregated, and consequently it does

not lend itself to providing for the scale of industrial or distribution activity that is

now the norm. To introduce major road infrastructure capable of accommodating

BIR.2588 Page 39


substantial HGV movements would undermine the design approach being pursued

and have significant consequences for the character of the area.

5.16 The type of employment development being proposed is important to sustaining

the concept of the development as providing opportunities for those professionals

and managers who potentially will also live in the development. It helps to

deliver a genuine mixed use development with significant opportunities for

residents to live and work on the site, minimising the number of trips necessary

off the site and maximising the sustainability credentials of the proposal.

5.17 In addition to on site provision the site is well located relative to the existing and

future employment areas in the city. It is adjacent to ProLogis Park and well

located relative to the series of strategic employment sites in the Whitmore Park

area of the city. It is also well located relative to major areas of the city centre

identified for regeneration, where it is envisaged that many of the new

employment opportunities will occur. Plan 39-1 in Appendix 7 identifies the

strategic employment and regeneration sites located close to the site, as well as

existing and proposed high quality public transport provision.

5.18 The site is also located in a position where new bus services can readily access

the city centre and the Major District Centre at Arena Park. The linkage with

Arena Park is particularly significant in it will allow for direct links with the new

railway station being proposed there, which in turn can allow for further links into

the city centre and beyond, including potentially the University.

5.19 The development of the Keresley urban extension will clearly have spin off

economic benefits by virtue of the increase in population in the area. As set in

the retailing appraisal (Appendix 1), the development will ultimately produce an

increase in population of around 7600 people. The retailing appraisal has given

an estimate as to how much expenditure that would add the local economy in

terms of both convenience and comparison shopping. This would equate to a

total level of expenditure of £34.6m (for 3500 dwellings). Whilst much of this

retail expenditure would be retained within the wider City of Coventry it will

clearly have knock on benefits for retailing activity in the locale.

BIR.2588 Page 40


5.20 In addition the above only relates to retail expenditure and not other activities

such as leisure, sport and recreation, entertainment or other services. In terms

of overall wealth associated with the development a crude estimate can be based

on assessing average household income and applying it to the development site.

The average income for Bablake households in 2005 was £30,4635. If income

was assumed to increase at 2% per annum, and full occupation of the

development would not occur until 2026, this would give an average income of

each household of £46,171. This would equate to an overall income of residents

occupying the development of £161,598,500 based on 3500 dwellings.

5.21 Other employment opportunities can include targeting recruitment from the

existing unemployed in the local area. This can have two particular strands.

Firstly the significant number of construction jobs associated with a project the

size of the Keresley sustainable urban extension can provide for a proportion of

jobs which are targeted at certain elements of the existing population that do not

have access to employment. It could also include significant training

opportunities to learn new skills associated with the construction sector. The

targeting of skills and training opportunities at local unemployed people can have

a significant regenerative affect and allow for a marked change in economic

opportunities.

5.22 The opportunities given to both local residents and the wider employment market

through the substantial number of construction jobs associated with the project of

the scale envisaged at Keresley is a significant factor. The construction process is

likely to last for as long as 14 years and the provision of circ 3500 dwellings will

clearly require a large and well trained work force.

5.23 The use of targeted recruitment and training initiatives as part of the planning

process will ensure a proportion of the construction jobs are occupied by local

residents thus contributing towards economic regeneration in particularly the

Holbrook, Radford and Exhall wards. In addition it will help offset employment

losses elsewhere in the vicinity of the city resulting from the economic slowdown

and ongoing structural change to the economic base.

5 Based on CACI published by Coventry City Council

BIR.2588 Page 41


Headline Data – Retailing

• The site will generate between £29.7m and £39.6m of retail

expenditure.

• Retail expenditure will grow as the site is developed but around £20m,

would be available by 2021.

• The development should be planned to accommodate a supermarket of

at least 2000 sq.m gross.

• The major local centre should also accommodate around 6 units of

between 100-200 sq.m each to accommodate comparison goods

retailing, café/restaurant and service uses.

• A Local Centre located west of Bennetts Road and south of Fivefield

Road would be convenient to both the Keresley site and areas like

Holbrook servicing around 6000 people.

5.24 The retail assessment contained in Appendix 1 sets out in detail the likely level

of expenditure available as a result of the development. It establishes that a

local centre, including a supermarket of 2000 sq.m gross, would be

accommodated without materially affecting any other existing town, district or

local centres in the area. It would also bring a new facility to the area as well as

jobs associated with the retail uses.

5.25 A separate smaller centre to the north adjacent to Keresley Newlands would

provide further ‘top up’ shopping facilities, helping to augment existing facilities

on Bennetts Road North.

5.26 The new local centre would be provided as early as possible in the development

of the urban extension (2013). This will ensure facilities will be available to serve

new residents as well as to provide additional facilities for the existing population.

5.27 The location, size and form of the retail provision and how it would integrate with

the site and wider area is set out in the Development Framework document.

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Headline Data-Education

• The proportion of the population with no qualifications is greater in

Coventry (31.4%) than in England (28.9%).

• The proportion of the community with no qualifications in the Holbrook,

Radford and Exhall wards is significantly greater than either the Coventry

or England position.

• The proportion of residents in the study area with qualification levels 3 and

4/5 is significantly below both the Coventry and England attainment.

• The Exhall ward attainment for qualification at levels 3 and 4/5 is only

14.8% in comparison with 27% for Coventry and 38.3% for England.

• Many areas of Holbrook and Radford have significant levels of deprivation

relative to education, skills and training with many areas in the lowest

20% nationally.

• Two large secondary schools are located close to the site in Coventry with

a further secondary school in Ash Green to the north east.

• Keresley Newland Primary Schools abuts the north-western site boundary

with in all 12 primary schools being located within 2 kilometres of the site.

• Capacity exists at secondary level within the President Kennedy, Cardinal

Newman and Ash Green Schools and at primary levels for the Keresley

Newlands School but capacity at primary level within Coventry is limited.

5.28 The site is well served by a range of education facilities. Two large secondary

schools within Coventry City Council’s administrative area are located

immediately to the south and east of the site. Both these schools are subject to

the BSF programme which will significantly improve the facilities on each site.

Both developments should be complete by 2013, a point when the first phase of

housing on the Keresley extension site should be completed.

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5.29 As things stand the President Kennedy School has spare capacity of in the region

of 100 spaces but there is less than 10 spaces available at the Cardinal Newman

Catholic School.

5.30 The most significant statistic relating to the study area is the clear deficiency in

educational attainment apparent within the wards of Holbrook, Radford and

Exhall. This is reflected in the Index of Deprivation where many areas of

Holbrook and Radford are identified in the lowest 20% relative to education, skills

and training. Whilst the proportion of residents with no qualification is high within

the study area, also of concern is the low level of attainment of higher order

qualification within levels 3 and 4/5. In Exhall only 14.8% of the population

attains such educational levels compared with 38% for England as a whole.

5.31 Allied to the above it is also evident that those secondary schools closest to the

site do not currently meet with national targets for GCSE passes. Whilst the

Cardinal Newman School has 43% is relatively close to the national average of

47.6%, both Ash Green School and President Kennedy School deliver

substantially below the national average (30% and 25% respectfully). The

relatively poor level of education qualifications within the existing community in

the study area is therefore compounded by secondary schools which are

delivering results which again do not compare favourably with the national

average. Such characteristics are unlikely to change the poor level of educational

attainment evident in the study area.

5.32 The Keresley Sustainable Urban Extension will provide two new primary schools

on site. However it is not anticipated that a further secondary school will be

delivered as part of the direct physical development of the site. Consequently

new pupils at secondary level will need to be accommodated within existing

secondary schools. This has potential for spin-off benefits if the development

comes forward in the format envisaged, whereby a significant proportion of

development is aimed at retaining/attracting those in the professional classes

who may otherwise be leaving the city. The introduction of this more affluent

component to the local area will alter the predominant intake of secondary school

in the vicinity of the site. In particular by changing the make-up of school intakes

there is likely to be an improvement in general attainment. This is turn makes

the schools more attractive to those wishing to ensure the best education

provision for their children. Such an approach could help to end the cycle of low

attainment in education which is a characteristic currently of the sub-area,

BIR.2588 Page 44


whereby the local population currently has limited education attainment, and that

the secondary schools have similarly low academic success.

5.33 In terms of primary schools provision the two schools on site provide the

opportunity to develop bespoke contemporary school buildings containing the

most appropriate facilities for modern teaching methods. These new schools will

provide an alterative to the exiting primary school provision in the area.

5.34 It is also evident that the nearest primary school to the site, Keresley Newlands,

has significant amounts of existing capacity available. This is turn could be

utilised by residents of the Keresley extension which would in turn have the

potential to bolster existing education attainment. Currently the Keresley

Newland School is ranked 103rd out of the 155 primary schools in Warwickshire.

Consequently there is potential by virtue of changing the predominant school

intake, to improve education provision at Keresley Newlands School which will be

fostered as a result of the Keresley extension.

5.35 The development of the Keresley extension and its associated new intake of

population represent an opportunity to break the on-going under achievement of

residents within the study area in regard to education attainment. By supporting

the development of the site for in particular occupiers engaged in the

professional/managerial sector, will as a consequence alter the predominant

social profile of the school intake at both secondary and primary level. This has

the potential to improve attainment across the board with spin-off benefits to the

existing population of the study area.

Headline Data – Open Space

5.36 The Coventry Green Space Strategy splits the study area between the north-east

sector (Radford and Holbrook wards) and north-west sector (Bablake ward) and

as a consequence is of little use when determining deficiencies across the wider

area. A ward based assessment is therefore more appropriate.

• Holbrook ward identified in the Green Space Strategy as having under-

provision of parks and open space and allotments with high provision of

grass pitches.

BIR.2588 Page 45


• Radford ward is identified as having a deficiency across all types of open

space.

• Bablake ward is identified as below standard provision of parks and open

space but high provision of natural green space, grass pitches and

allotments.

• The Coundon Hall Park and sports pitch site abuts the south-western edge

of the Keresley extension site.

• The ProLogis Country Park is located 800 metres to the east of the

Keresley extension site.

• Numerous private sports ground are located within and immediately

adjacent to the Keresley extension site.

5.37 From the above it is evident that the differing wards within the study area have

differing requirements for open space. As may be expected the Bablake ward

contains substantial amounts of natural green space as well as grass pitches.

However there is a specific need for parks and open space in all parts of the study

area. The Keresley extension provides the opportunity to address this in-balance

by providing substantial new areas of public open space. The proposal retains

existing John Healey Golf Centre and Coventry Colliery Sports and Social Club

within the development. The Coventry Colliery site is to be integrated within a

wider and much more substantial area of public open space incorporating existing

woodlands with links into the adjacent rural area. The Keresley extension

provides a very significant opportunity to provide not only for the needs of new

residents within the residential environment but also to provide very substantial

additional facilities for the existing population which borders the site. The design

led approach of the Keresley extension ensures that green networks/corridors

permeate throughout the development linking substantial open spaces. These

provide not only wildlife corridors but physical linkages between major open

spaces and links into the existing urban area.

5.38 The site also benefits from close proximity to Coundon Hall Park and associated

sports pitches. It is already established that the Bablake ward, within which

Coundon Hall Park is located, has substantial amounts of sports pitches. The

existing Coundon Hall facility will also be of significance for residents of the new

BIR.2588 Page 46


Keresley urban extension in that the topography of the development site means

that large scale provision of sports pitches is likely to be problematic without

substantial changes to ground levels which in turn would disrupt the existing

character of the area. Consequently the existing sports pitches located at

Coundon Hall Park and Coventry Colliery Sports Club will both be important in

meeting with those specific sporting requirements associated with the new

development.

5.39 Also of note is the proximity of the ProLogis Country Park. This significant facility

is located within 800 metres of the Keresley extension site. It provides

substantial areas of natural grassland in the form of a country park as well as

substantial areas of water and areas of nature conservation interest. The Country

Park is publicly accessible and provides a large area of natural environment within

which a range of recreational activities can take place. It is directly accessible to

the Keresley extension site.

5.40 It is also notable that within the vicinity of the site there are substantial areas of

private sports pitches. In particular there is the Keresley Rugby Club located

immediately north of the site whilst the Corley Cricket Ground is also within 200

metres of the north-westerly site boundary. Both these clubs provide sports

pitches and in the case of Keresley Rugby Club floodlit areas for training.

5.41 Keresley Newlands itself contains a substantial recreation area 450 metres east of

the Keresley extension which also sites a substantial community building.

5.42 The existing secondary schools which adjoin the site are also provided with

substantial areas of playing fields. There is potential for the increased use of

these areas which could be facilitated as a result of links with the Keresley

extension proposal. The secondary schools also contain their own indoor sports

facilities. Both schools have indoor swimming pools as well as sports halls and

associated facilities.

5.43 The principle areas of open space are identified on plan 26-1. This establishes in

particular the substantial areas of open space associated with Coundon Hall Park,

the John Healey Golf Driving Range and playing field associated with the Cardinal

Newman Secondary School which are concentrated towards the south-west of the

site. The design of the Keresley extension allows for integration of these major

recreational facilities into the wider landscape framework for the development. It

BIR.2588 Page 47


also supports the contention that the major open spaces to be provided within the

site should be located towards the northern portion of the Keresley extension site

focused on Hounds Hill. Here the topography and existing substantial woodland

lend themselves to a major open space which can provide for a wide range of

recreational needs whilst maintaining the most valued characteristics of the rural

area. It in turn links via the public footpath network into the wider rural area to

the north and west. This major open space resource will provide a facility for

much of the north west of Coventry and in particular the Keresley Newlands

settlement.

5.44 The illustrative design emerging for the Keresley extension has the provision of

open space as an integral strategic item which is informing the basis of the whole

Masterplan. This will be subject to substantial consultation during the course of

the LDF process and subsequent planning applications. The opportunity for all

stakeholders and residents to input in to this process will be a fundamental

element in coming up with the overall design. Consequently whilst the

Masterplan associated with the development as it currently stands gives an

indication of the likely provision of open space, this will be subject to amendment

during the course of the development of the design and as a result of the

consultation process.

Headline Data – Health

• A clinic and Doctors Surgery is located immediately adjacent to the north-

eastern boundary of the site.

• A new build medical centre has been constructed at Keresley Green 550

metres to the south of the site providing two Doctors practices, minor

operating suite and conference facilities.

• The proportion of the population reporting a limiting long term illness in

Holbrook, Radford and Bablake are all in excess of the average for

Coventry as a whole.

• There is greater mortality as a result of circulatory diseases for residents

within Radford (133.9 per 100,000 population) and Holbrook (116.3 per

100,000 population) than either that for Coventry (103.5 per 100,000

population) or England and Wales (91.2 per 100,000 population).

BIR.2588 Page 48


• Areas of Radford and Holbrook have been found to be in the 20% most

deprived within England and Wales.

5.45 The Keresley extension provides an opportunity to address a range of health

issues which have already been identified in the Coventry Health Impact

Assessment6. The Health Impact Assessment identified nine characteristics which

will be utilised in assessing City Council Development Plans and their implications

for health. These nine issues are as follows:

1. Opportunities for daily physical activity

2. Adequate green space

3. Access to healthy food

4. Opportunity to be involved in decision making

5. A welcoming safe living environment

6. Employment and activity access to jobs

7. Opportunities to be social and to be alone when wanted

8. Warm safe homes

9. Easy access to key services including health services

5.46 The Keresley Sustainable Urban Extension provides key links to each of the nine

criteria identified above.

5.47 As stated in the previous chapter the development will be providing for

substantial areas of open space which will be accessible to existing residents in

the surrounding urban area. A key element of the design is to enhance linkages

between existing open spaces and those now proposed to be created in the

Keresley urban extension. This could include a range of recreational spaces as

well as routes to encourage physical exercise including such items as trim trails.

The proposal looks to provide an environment whereby all dwellings have ready

access to services within walking distance. This would encourage physical activity

and it would negate the need of use of a vehicle for many trips and will be a

fundamental part of the Travel Plan set out in the WSP report.

5.48 As part of the open space provision it is intended to provide areas of allotments

which will give residents access to their own food produce. The Bablake ward has

6 Produced by Coventry City Council December 2008.

BIR.2588 Page 49


already been identified as being over provided for by way of allotments but both

Holbrook and Radford have an under-provision. An integral part of the open

space strategy for the Keresley extension will be the provision of areas of

allotments suitable for residents.

5.49 As part of the Development Plan process and subsequent planning application a

range of consultation events will be pursued. This will allow local residents to be

directly involved in the development of the Keresley extension and thus involved

in the decision making process. Ultimately any decision on a planning application

will be made by Members of Coventry City Council’s Planning Committee.

5.50 An integral element of the new development is to provide a high quality

environment well designed to minimise the threat of crime. As the scheme

develops there is opportunities for ensuring that detailed design maximises such

matters as passive surveillance and ensures that opportunities for crime are

wherever possible designed out of the proposal.

5.51 The development will provide for direct employment via jobs in retailing,

education, community and office uses. These will be located at the most

accessible locations within the development thus ensuring their accessibility to

residents in neighbouring existing settlements. In particular public transport

linkages will ensure that residents in Radford, Holbrooks or Exhall wards can all

gain access to these forthcoming opportunities. In addition due to the location of

the site on the fringe of these areas access by walking and cycling is an integral

element of the proposal. The site immediately abuts Keresley Newlands whilst to

the south and east is in close proximity to existing residential development in

Holbrook and Radford.

5.52 The Keresley urban extension will clearly be providing new homes in a range of

designs, types, sizes and tenures. They will be built to the highest standard with

a view to securing reduced energy use and maximising benefits of such matters

as solar gain, advantageous orientation utilising the topology of the site and use

of insulation to minimise energy use. This will ensure that the new residential

development will provide warm, safe and efficient homes available in a range of

tenures and meeting various needs.

5.53 The design approach has been to give easy access to the community hubs where

there is potential to provide health services. Notwithstanding this it is clear that

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the site is already catered for by way of Doctors surgeries, clinics and other

facilities. The new build medical centre at Keresley Green, which was completed

in 2006, provides an up to date high quality health facility. It is not intended to

compete with this existing facility but where necessary additional health provision

could be made available via the community hubs.

5.54 The planning benefits associated with the Keresley extension will clearly be of

importance in addressing many of the health issues identified in Holbrook and

Radford in particular. The development of new public open space and

recreational facilities will clearly be a significant factor in providing for

opportunities for increased activity and exercise. In addition there are hopes that

the aspirational nature of much of the residential development in the Keresley

proposal will have benefits for those residents in surrounding communities

making life style choices.

Headline Data – Crime

• The site falls in an area defined as the most 20% deprived relative to

crime and disorder in England.

• Some areas of Holbrook and Radford are in the 10% most deprived areas

relative to crime and disorder in England.

• The Keresley North and Newlands area in Exhall is in the 10% most

deprived areas relative to crime and disorder.

• Five of local super output areas in Bablake show a fall of over 1000 ranks,

between 2004-2007 relative to crime and disorder.

5.55 The Bablake ward shows a relatively higher level of crime and disorder when

assessed against the key Index of Multiple Deprivation when considering its

location on the fringe of the Coventry urban area. The design of the Keresley

urban extension must ensure that opportunities for crime are minimised. This will

need careful consideration from the initial analysis of the layout to ensure that at

a basic layout level such things as escape routes for criminals, areas of

unobserved open space, blind spots or poorly overlooked public routes do not

feature as part of the design. Ensuring that the new residential development is a

BIR.2588 Page 51


safe as possible as well as making anti social or criminal behaviour as difficult as

possible will be a key objective of the design process.

Headline Data – Regeneration

• Areas of Radford and Holbrook are identified as being Priority

Neighbourhoods and subject to regeneration funding.

• Most of the site and surrounding area is in the North Coventry and

Nuneaton Regeneration Zone and therefore the wider area is recognised

as requiring regeneration.

• Areas of Holbrook and Radford are in the 20% most deprived in England.

• Areas of Exhall are in the 30% most deprived in England.

• Holbrook North was subject to a Neighbourhood Plan and subject to

Neighbourhood Renewal funding.

5.56 The preceding paragraphs have identified that there is a substantial need to

regenerate areas of Holbrook, Radford and Exhall. Previously this had been

subject to regeneration initiatives such as the North Holbrook Neighbourhood

Plan. A plan of the Coventry Wards and Priority Neighbourhoods set out in

Appendix 8 identifies the priority neighbourhoods.

5.57 Also of significance is the Coventry and Nuneaton Regeneration Zone. This

regeneration project funded by Advantage West Midlands and looks to create

conditions for vibrant and sustainable communities which embrace the

technology, innovation and cluster agendas. The regeneration has funded such

resources as the hub resource centre on Bayton Road Industrial Estate which

provides a range of training particularly in ICT and environmental issues. In

addition the Building Sustainable Neighbourhoods programme is a community

regeneration initiative supporting disadvantaged communities within Nuneaton

and Bedworth. This includes providing advice on environmentally related topics,

funding, commissioning of works and project management of contracts Grants of

up to £10,000 can be provided to deliver community based projects. In addition

there are opportunities for local communities facilities to gain improved energy

efficiency via grants from the BSN Carbon Footprint Fund.

BIR.2588 Page 52


5.58 Notwithstanding these regeneration initiatives it is evident that much of the area

surrounding the Keresley urban extension site has changed relatively little in

recent times. Within Keresley Newlands development in the last twenty years

has largely been associated with the former Colliery site, now developed for

ProLogis Park and two areas of residential development to the south of Exhall

Road. However in 2008 planning permission was granted for a residential

development on land located between Bennetts Road and Exhall Road for a new

residential development of 137 dwellings together with associated roads,

landscaping and associated works. Whilst this development has yet to commence

it does represent an opportunity for new residential development in the Keresley

Newlands area which has been limited in the recent past.

5.59 Within the Coventry administrative area there are a number of regeneration

programmes. Of those applicable to the Keresley extension site there is the

Neighbourhood Renewal Fund which operates through the Coventry Partnership.

This provides access to a number of regeneration funding regimes.

5.60 The Keresley urban extension has opportunities to feed into regeneration

programmes. In particular as has already been identified the construction phase

of the development will provide a significant number of opportunities in terms of

providing the appropriate workforce and also link with training opportunities. It

will be anticipated that the Section 106 Agreement associated with the

development of the Keresley urban extension will deliver targeted recruitment

and training initiatives focused of those areas of Coventry and Exhall which are in

greatest need. The construction programme could last for up to 14 years.

Opportunities will exist directly on site as well as linkages with local colleges and

other regeneration training initiatives to allow for local people to gain the

necessary skills to become part of the construction workforce.

5.61 In addition there may be opportunities to link employment opportunities on the

site with existing back to work initiatives. This could help in ensuring

employment opportunities coming forward as a result of the development will be

targeted on the local area and deliver real employment opportunities for local

people. Linkages with local Job Centre Plus initiatives and the Construction

Employment Unit and the Local Jobs for Local People initiative will need to be

forged as the project develops.

BIR.2588 Page 53


6. CONCLUSIONS

6.1 The Keresley Sustainable Urban Extension is located on the fringe of North West

Coventry immediately adjacent to areas which have a number of social and

economic problems. The Coventry wards of Holbrook and Radford and the Exhall

ward within Nuneaton and Bedworth Council’s area all show characteristics of

areas in need of transformation.

6.2 It is also evident that within the study area existing housing stock is polarised

towards terraced and semi detached accommodation. There is an under provision

of detached accommodation suitable for families, who may otherwise be leaving

the city altogether in search of the accommodation they require. The Keresley

urban extension has the opportunity to provide detached dwellings within a high

quality mature landscaped setting which is likely to be more attractive to those

more aspirational members of the community. In addition the range of house

types, sizes and tenures which will be available within the circa 3500 dwellings at

Keresley will also help meet existing need for younger people within the Radford

and Holbrook ward and the aging population in Bablake.

6.3 It is also evident that both in Coventry as a whole but in the study area in

particular there is a lack of representation from those people engaged in

managerial or professional occupations and an over predominance of people

employed in manufacturing, machine operation and elementary occupations. The

Keresley Sustainable Urban Extension provides the opportunity to address this

shortfall by broadening the mix of the community, particularly those engaged in

management and professions. This will be both via the type of accommodation

provided within the residential environment and also the mixed use components

which will provide for a range of employment activities in their own right.

6.4 The provision of executive and family housing within the Keresley urban

extension meets the strategic housing need identified for the North Coventry

Area.7 In addition it will be a key factor in developing the type of environments

which will help reduce the polarisation of the Major Urban Areas resulting from

out migration of the most affluent and footloose families. This is one of the

7 See the Coventry Strategic Housing Market Assessment.

BIR.2588 Page 54


overarching objectives of Regional Planning Policy in the West Midlands and the

urban renaissance agenda set out in the Regional Spatial Strategy.

6.5 The recognition that there is a need to provide for high value homes to retain

such families within the city is set out in the Council’s Core Strategy. However

the Keresley site provides the significant advantage compared with many other

redevelopment sites within the city in that it can provide for a mature landscaped

environment with major areas of open space and linked into the wider rural area,

which many urban sites cannot. Consequently the Keresley site can help deliver

a substantial proportion of the Council’s requirement for high value homes and so

contribute towards retaining aspirational groups within the city.

6.6 The Keresley Sustainable Urban Extension does not provide for large scale

employment activities such as those already found on ProLogis Park or other

strategic employment sites in the vicinity. Instead a specific employment niche

has been targeted associated with the likely target population. Consequently the

employment element within the Keresley extension is focused towards the likely

occupiers of such accommodation so as to provide employment opportunities

enabling people to live and work within the site. In addition there are

opportunities to link employment provision within the Keresley urban extension

with those existing regeneration activities taking place within the wider area. A

range of jobs will come forward associated with the retailing, community and

office floorspace which will be part of the mixed use proposal and measures need

to be developed to ensure they will be available to the local community.

6.7 In addition the development of around 3500 dwellings in a new residential suburb

will significantly increase the amount of income being brought to the area. This

could be in the region of £161,600,000 once the development is complete.

6.8 It is clear that there are substantial parts of the existing community adjacent to

the site who have limited educational attainment. In addition two of the three

secondary schools located closest to the site are falling below the national

average in terms of delivery of GCSE passes. The combination of a relatively

poor attainment from exiting schools, as well as the existing low level of

qualifications within the existing community, could represent a significant factor

in the deterioration of the north-west part of Coventry and the adjacent area of

Exhall. The new population that will result from the Keresley extension will be a

significant factor in altering the predominant existing intake of the secondary

BIR.2588 Page 55


schools in the vicinity of the site. This step change could be significant in helping

to improve educational attainment in existing schools both by virtue of the new

population and via increased aspirations of the existing population.

6.9 Whilst some capacity exists at the Keresley Newlands Primary School, which is

located immediately adjacent to the site, the development will provide for two

bespoke contemporary schools at primary level. These new schools will provide

an alternative to the existing primary school provision in the area.

6.10 The wider area surrounding the site lacks public park provision. However it is

evident that a number of sports pitches in particular are provided both via private

clubs and the Coundon Hall Sport Pitch site which abuts the south-western edge

of the Keresley extension. Consequently the Keresley urban extension

concentrates on delivering substantial areas of new public open space linked via a

strategic landscaped network permeating through the site and into the wider rural

area. Opportunities exist to open up the playing fields associated with the

existing secondary schools which adjoin the site, as well the wider sports facilities

available therein.

6.11 The Development Framework supporting the sustainable urban extension has

identified various substantial areas of open space on the northern portion of the

site focused on Hounds Hill. Linkages between existing areas of substantial

woodland are integrated within the design and will provide for major public open

spaces capable of accommodating a wide range of recreational needs, whilst

maintaining the most valued characteristics of the area.

6.12 The Keresley Sustainable Urban Extension addresses a range of health issues

which have been identified by Coventry City Council in its Health Impact

Assessment. These include the provision of open space, opportunities for daily

physical exercise, new employment and access to jobs, as well as opportunities to

be involved in the decision making process. The existing area of north-west

Coventry is already served by good health facilities including a Clinic and Doctors

Surgery immediately adjacent to the site and modern purpose built facility at

Keresley Green. There may be other opportunities to provide for health care

within the community hubs emerging in the Development Framework.

6.13 The area adjoining the site is identified as being impacted upon as a result of

crime. The development of the Keresley Sustainable Urban Extension will ensure

BIR.2588 Page 56


that opportunities for crime are minimised. The careful consideration of the

Development Framework will ensure that new residential and mixed use layouts

inhibit opportunities for criminals and restrict the likelihood of anti-social

behaviour. These elements will continue as fundamental elements of the design

progresses.

6.14 Much of the area surrounding the site is identified in the North Coventry and

Nuneaton Regeneration Zone. In addition other areas of the city have been

identified as requiring regeneration including the Holbrook North and the Radford

areas of the city. There is an opportunity to tie in the Keresley extension into

regeneration initiatives currently taking place. The development itself will deliver

substantial numbers of new jobs both in terms of the employment areas within

the site, but also in the substantial construction programme that would last for in

excess of 15 years. Appropriate linkages must be made between the various

services associated with regeneration and the development of the site itself, and

these links will ultimately be secured by the Section 106 Agreement.

6.15 The Keresley Sustainable Urban Extension provides the opportunity to address

one of the key aspects of regional policy, namely Urban Renaissance. It has the

potential to address many of the key concerns resulting from the polarisation of

many urban areas by providing a mix of accommodation able to meet the needs

of the city but also likely to prove attractive to those families who may otherwise

relocate outside the city. It also has the opportunity to contribute towards the

regeneration of adjoining communities, providing new jobs, open space,

education and retailing facilities.

BIR.2588 Page 57

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