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July 2006

i• Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

Stratford-on-Avon District

Local Plan Review1996-2011

Stratford-on-Avon District Council

July 2006

A large print copy, electronic copy or more copies of thispublication are available on request from Environmental Services

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The Ordnance Survey mapping 2006 included within this publication is provided by the Stratford-on-AvonDistrict Council under licence from the Ordnance Survey in order to fulfil its public function to publicise the

Local Plan as the Planning Authority. Persons viewing this mapping should contact Ordnance SurveyCopyright for advice where they wish to licence Ordnance Survey mapping/map data for their own use

Planning ServicesStratford-on-Avon District CouncilElizabeth House, Church StreetStratford-upon-AvonWarwickshire CV37 6HX

Telephone 01789 260337

e-mail [email protected]

ii • Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

Preface

The Stratford-on-Avon District Local Plan Review affects everybody in the District. It seeks to influence patternsof development, the quality of our environment, where we choose to live, work and shop and our means oftravel.

It reflects the Council’s vision for using the planning process in a positive and proactive way to shape thedevelopment of the District. It seeks to balance meeting the local economic and social interests of residents andbusinesses with protecting our environment and natural resources.

The First Deposit Draft of the Local Plan Review was published for comment in January 2002. The DistrictCouncil considered the 4000 or so representations that were submitted at that time and published a RevisedDeposit Draft Plan in January 2003.

A Public Inquiry into objections was held between November 2003 and July 2004. The Inspector’s Report waspublished in April 2005. The Council considered his recommendations before publishing proposed modificationsfor comment in October 2005 and further modifications in March 2006.

Comments received at the modifications stage were considered by the Council before it resolved to adopt thePlan.

It should be noted that the Plan was prepared to be in conformity with the Warwickshire Structure Plan 1996-2011 (WASP). In September 2004, the West Midlands Regional Spatial Strategy (RSS) became part of theDevelopment Plan. On the issue of housing provision in particular, the approach taken in the Local Plan Reviewhas been adjusted to reflect the requirements of the RSS. The Regional Planning Body has confirmed that theLocal Plan Review is in general conformity with the RSS.

Explanatory text in the Plan has been updated to reflect new circumstances such as the Regional Spatial Strategyand national policy and guidance contained in Planning Policy Statements. However, it is not practical to do thisin a comprehensive manner and it will be necessary to take into account current national and regional policywhen considering planning applications and other proposals.

This Plan was adopted by the District Council on 14 July 2006. It replaced the previous District Local Plan onthat date.

iii• Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

Contents

Section 1The framework of the Plan

1.1 Introduction 11.2 Context 31.3 Consultation and Public Participation 61.4 Sustainability Appraisal 61.5 Urban Capacity Study 7

Section 2The strategy of the Plan

2.1 Goal, Aims and Objectives 82.2 Strategic policies 92.3 Settlement hierarchy (STR.1) 102.4 New housing provision (STR.2; STR.2A; STR.2B) 112.5 New industrial provision (STR.3) 142.6 Previously developed land (STR.4) 15

Section 3Meeting key development principles

3.1 Introduction 183.2 Landscape and settlement character (PR.1) 183.3 Green Belt (PR.2) 193.4 Farmland (PR.4) 213.5 Resource protection (PR.5) 213.6 Renewable energy (PR.6) 223.7 Flood defence (PR.7) 233.8 Pollution control (PR.8) 243.9 Hazardous substances (PR.9) 253.10 Safeguarded land (PR.10) 253.11 ‘Bad neighbour’ uses (PR.11) 27

Section 4Protecting and enhancing environmental features

4.1 Introduction 294.2 Cotswolds Area of Outstanding Natural Beauty (EF.1) 294.3 Special Landscape Areas (EF.2) 304.4 Areas of Restraint (EF.3) 304.5 Historic landscapes (EF.4) 314.6 Parks and Gardens of Historic Interest (EF.5) 314.7 Nature conservation and geology (EF.6; EF.7; EF.7A) 324.8 Trees, woodland and hedgerows (EF.9; EF.10) 344.9 Archaeological sites (EF.11; EF.11A; EF.11B) 354.10 Conservation Areas (EF.12; EF.13) 374.11 Listed Buildings (EF.14) 38

iv • Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

Section 5Promoting and securing appropriate standards of development

5.1 Introduction 39

(i) Quality of development5.2 Layout and design (DEV.1) 395.3 Landscaping (DEV.2) 405.4 Amenity open space (DEV.3) 415.5 Access (DEV.4) 415.6 Car parking (DEV.5) 425.7 Services (DEV.6) 435.8 Drainage (DEV.7) 435.9 Energy conservation (DEV.8) 445.10 Access for people with disabilities (DEV.9) 455.11 Crime prevention (DEV.10) 455.12 Public art (DEV.11) 46

(ii) Specific forms of development 5.13 Telecommunications (DEV.12) 465.14 Satellite dishes (DEV.13) 475.15 Advertisements (DEV.14) 48

Section 6Supporting and building communities

6.1 Introduction �496.2 Local choice (COM.1) 496.3 Local shops and services (COM.2; COM.3) 506.4 Open space (COM.4; COM.5; COM.6) 516.5 Bus service support (COM.7) 546.6 Rail service support (COM.8) 556.7 Aviation (COM.8A) 556.8 Walking and cycling (COM.9) 566.9 Public car parks (COM.10) 566.10 Traffic management (COM.11; COM.11A) 576.11 Existing housing stock (COM.12) 586.12 Affordable housing (COM.13) 596.13 Mix of dwelling types (COM.14) 616.14 Accessible housing (COM.15) 626.15 Existing business uses (COM.16) 626.16 Rural employment (COM.17) 636.17 Home-based working (COM.18) 636.18 Retail development (COM.19 646.19 Visitor accommodation (COM.21) 656.20 Visitor attractions (COM.22) 666.21 Water-based recreation (COM.23) 66

v• Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

Section 7Controlling the location, scale and mix of development

(i) Stratford-upon-Avon 7.1 Introduction 677.2 Context 677.3 Objectives 677.4 Issues 677.5 Research 687.6 The Stratford-upon-Avon Transport Strategy 697.7 Policies and Proposals 717.8 Town setting (SUA.1) 717.9 Town character (SUA.2) 727.10 Environmental enhancement (SUA.3) 727.11 Transport (SUA.4; SUA.5)74 747.12 Town Centre (SUA.6; SUA.7; SUA.8; SUA.9; SUA.10) 757.13 Tourism, leisure and the Arts (SUA.11; SUA.12; SUA.13) 777.14 Facilities (SUA.14; SUA.15) 797.15 Housing, industrial and other development proposals 80

(ii) Main Rural Centres 7.16 Introduction 887.17 Context 887.18 Objectives 887.19 Issues 897.20 Research 907.21 Policies and Proposals 907.22 Retail and commercial development (MRC.1) 907.23 Public transport (MRC.2) 917.24 Environmental enhancement (MRC.3) 917.25 Community facilities (MRC.4) 917.26 Public open space (MRC.5) 927.27 Housing, industrial and other development proposals 93

(iii) Countryside 7.28 Introduction 997.29 Context 997.30 Objectives 997.31 Issues 1007.32 Research 1007.33 Policies and Proposals 1007.34 Control over development (CTY.1) 1017.35 Re-use of rural buildings (CTY.2; CTY.2A; CTY.3) 1017.36 Agriculture and farm diversification (CTY.4A, CTY.4) 1037.37 Housing ‘exception’ schemes (CTY.5) 1057.38 Rural workers’ dwellings (CTY.6) 1067.39 Gypsy sites (CTY.7) 107

vi • Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

7.40 Mobile homes (CTY.8) �1087.41 Holiday accommodation (CTY.9) 1087.42 Rural recreation (CTY.10; CTY.11) 1087.43 Golf courses (CTY.12) 1107.44 Equestrian activities (CTY.13) 1107.45 Farm shops (CTY.14) 1117.46 Cattle Market relocation (CTY.15) 1127.47 Gaydon Site (CTY.16) 1127.48 Engineer Resources Depot, Long Marston (CTY.18) 1137.49 Southam Cement Works (CTY.19) 1147.50 Harbury Cement Works, Bishops Itchington (CTY.20) 1167.51 Development proposals 118

Section 8Implementation

8.1 Introduction 1198.2 Supporting information (IMP.1) 1198.3 Supplementary Planning Guidance (IMP2; IMP.3) 1198.4 Infrastructure provision (IMP.4; IMP.5) 1208.5 Transport Assessments (IMP.6) 1218.6 Green Transport Plans (IMP.7) 121

Section 9Monitoring of the Plan

9.1 Introduction 1229.2 The Proposed Monitoring Framework 1229.3 Monitoring Reports 123

Proposals Map 124

Annexe 1 Deleted 125

Annexe 2 Assessment of dwelling capacity of development proposals 126

Annexe 3 Guidelines for defining Built-Up Area Boundaries 127

Annexe 4 Framework for applying Car Parking Standards 128

Annexe 5 Deleted 129

Appendix 1 Parks and Gardens of Special Historical Interest 130

Appendix 2 Sites of Special Scientific Interest 131

Appendix 3 Local Nature Reserves 132

Appendix 4 Main Ancient Woodlands in the District 133

Appendix 5 Scheduled Ancient Monuments 137

Appendix 6 Conservation Areas 139

Glossary 140

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1• Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

1.1 Introduction1.1.1 This plan is known as the Stratford-on-Avon

District Local Plan Review 1996-2011. It setsout policies and proposals to guidedevelopment in Stratford-on-Avon District in theperiod up to 2011. The Plan is the product of acomprehensive review of the first District LocalPlan adopted in 2000, which it replaces.Together with the West Midlands RegionalSpatial Strategy, the Warwickshire StructurePlan 1996–2011 and the Minerals and WasteLocal Plans for Warwickshire, it forms theDevelopment Plan for the whole of Stratford-on-Avon District.

1.1.2 The policies and proposals contained in thisPlan include general tests of whether adevelopment proposal is likely to be permitted,as well as land use proposals for specific sites.Taken together these policies and proposals aimto achieve the overall goal of the Local Planwhich is:

‘To make a positive contribution to the UK’sSustainable Development Strategy by meetingthe social and economic needs of communitiesthroughout Stratford-on-Avon District whilstmaintaining effective protection andenhancement of the environment and ensuringthe prudent use of natural resources.’

1.1.3 This overall goal underpins the strategy of thePlan which is explained fully in Section 2.

The Purposes of the Plan1.1.4 The purposes of this Local Plan are to:

(a) develop the strategic policies of theWarwickshire Structure Plan in more detailand to apply them at the local level in thelight of local needs, issues andopportunities;

(b) allocate land for specific uses to ensure thatcurrent and future needs for developmentare met;

(c) provide a land use policy framework that isconsistent with the objective of sustainabledevelopment;

(d) provide a detailed and consistent basis fordevelopment control decisions;

(e) provide a framework for co-ordinating thedevelopment and use of land, which will

provide certainty for local communities,service providers and developers, who needto know what development is likely tooccur up to 2011; and

(f) provide opportunities for consultation onlocal planning issues with localcommunities, organisations, serviceproviders, developers and other interestedbodies.

How to Use the Plan1.1.5 The Plan comprises the Proposals Map

(including Insets) and this Written Statement.The Proposals Map identifies the proposalscontained in the Written Statement, includingthose sites which are allocated for developmentand designated areas to which specific policieswill be applied.

1.1.6 The Written Statement is divided into a numberof sections, which contain policies andproposals to guide development controldecisions. The Written Statement also includesan explanation of each policy and proposalwhich sets out the reasoned justification andadvice on how the policies and proposals will beimplemented. Policies and proposals aredistinguished by the use of unique referencesand are shown in bold text.

1.1.7 The section headings relate as far as possible tothe following three core aims which flow fromthe overall goal of the Local Plan:

(a) to protect the District’s valuableenvironmental features and resources;

(b) to promote effective ways of improving thecharacter and quality of the District; and

(c) to provide for the needs of the District’sresidents, businesses and visitors.

1.1.8 There are three basic groupings of policiesrelating to the wide range of topics covered inthe Local Plan:

(a) those which control and direct the locationof development;

(b) those which relate to the quality ofdevelopment; and

(c) those which cover various forms ofenvironmental asset.

Section 1

The Framework of the Plan

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2 • Stratford-on-Avon District Local Plan Review 1996-2011 • July 2006 •

1.1.9 All development proposals will be assessedagainst each of the policies in the Plan, otherthan those policies which clearly state that theyapply only to specific types of development orspecific areas (e.g. specific settlements ordesignated areas). It is important that individualpolicies are not considered in isolation, butshould be seen as part of the whole Plan.Where there are obvious links between policiesthese are cross-referenced in the text forassistance. It should not be assumed thatbecause a proposal satisfies one particularpolicy, it satisfies all the policies of the Plan.

The Local Plan Process1.1.10 This Local Plan is the result of a comprehensive

review of the first District Local Plan. Many ofthe policies in that Plan have been carriedforward with only minor modification andupdating, whilst some policies have beendeleted. A number of policies have beenincluded in this Plan to address new issues inresponse to changing circumstances includingGovernment policy.

1.1.11 The District Council consulted widely on the keyissues addressed in the Local Plan. Two IssuesPapers were published for consultation purposesin 2000. These sought views on the overall goaland objectives for the Plan and the key issuesand choices to be made. The responses whichwere received during the consultation periodwere taken into account in the preparation ofthe Draft Plan. The consultation and publicparticipation process is explained more fullylater in this section.

1.1.12 The Council also undertook a number ofresearch studies, which have contributed to thepreparation of the strategy in the Plan. Thesestudies included an Urban Capacity Study,Retail Study and Rural Economic Issues Study.Further information on the research whichunderpins the Local Plan is set out in Section 7of the Plan.

1.1.13 A Draft Plan was published for a formalconsultation period (First Stage Deposit) inJanuary 2002. The Council considered allrepresentations received during the depositperiod and sought to resolve as manyobjections as possible through negotiation.

1.1.14 A revised Plan, incorporating all the changesagreed in response to objections, was placed ondeposit for a second period of consultation(Second Stage Deposit) in January 2003. APublic Local Inquiry into unresolved objections,conducted by an independent Inspector, washeld between November 2003 and July 2004.He made a series of recommendations and, inresponse, the District Council published anumber of proposed modifications to the Plan

in October 2005 and March 2006. All thecomments received were considered before theCouncil formally adopted the Plan.

1.1.15 The performance of the Plan will be monitoredto ensure that it is effective and up-to-date. Thiswill also inform the timing of any subsequentreview of the Plan through the LocalDevelopment Framework process introduced bythe Planning and Compulsory Purchase Act2004. The intended approach to monitoring isset out in Section 9.

1.1.16 A summary of the Local Plan process andtimescale is shown below:

Process for preparing Local PlanReview• Research and Consultation Phase (Summer

2000 – Summer 2001)• First Deposit Plan Published for

Consultation (January 2002)• Analysis of Responses/Negotiation Stage• Revised Deposit Plan Published for

Consultation (January 2003)• Analysis of Responses and Pre-Inquiry

Changes• Public Local Inquiry (November 2003 -

July 2004)• Inspector’s Report Received (April 2005)• Modifications Published (October 2005)• Further Modifications Published (March

2006)• Plan Adopted (July 2006)

The Legal Basis for the Plan1.1.17 The legal basis for this Local Plan was initially

Part II of the Town and Country Planning Act1990. Under the transitional arrangements setout in the Planning and Compulsory PurchaseAct 2004, the Plan will be ‘saved’ for a threeyear period from the date of adoption. As such,it forms part of the statutory development planfor the area and will be the primary basis forplanning decisions on proposals to develop landor change its use.

1.1.18 The Development Plan comprises:

• the West Midlands Regional SpatialStrategy – on 28 September 2004 RegionalPlanning Guidance 11 became part of thedevelopment plan in accordance with theprovisions of the Planning and CompulsoryPurchase Act 2004;

• the Warwickshire Structure Plan 1996 -2011 – which covers the whole County andsets out key strategic policies, such as thegeneral scale and distribution of newdevelopment. It also provides theframework for local plans. TheWarwickshire Structure Plan was adoptedon 20 August 2001;

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• this Local Plan – which covers the whole ofStratford-on-Avon District and develops theStructure Plan strategy through detailedpolicies and proposals for specific locations;and

• the Minerals and Waste Local Plans –which are prepared by the County Council.

1.1.19 The Local Plan carries the full weight vested inthe development plan by section 38(6) of thePlanning and Compulsory Purchase Act 2004(formerly section 54A of the Town and CountryPlanning Act 1990). Where an adopteddevelopment plan contains relevant policies,section 38(6) requires that an application forplanning permission must be determined inaccordance with the plan, unless materialconsiderations indicate otherwise.

The Local Plan and SustainableDevelopment

1.1.20 At the time of preparing this Local Plan, theGovernment’s strategy for sustainabledevelopment for the United Kingdom entitled‘A Better Quality of Life’ (1998) set out foursustainable development objectives:

• social progress which recognised the needsof everyone;

• effective protection of the environment;• prudent use of natural resources; and• maintenance of high and stable levels of

economic growth and employment.

1.1.21 This Local Plan aims to make a significantcontribution towards meeting each of theseobjectives within Stratford District. In order toensure that the Plan’s policies and proposals areconsistent with the objectives of sustainabledevelopment a Sustainability Appraisal wasundertaken of all aspects of the Plan. Thisappraisal encompasses not only environmentalissues, but also assesses the social andeconomic impacts of the Local Plan. Theapproach applied to undertaking theSustainability Appraisal is explained later in thissection.

1.2 Context1.2.1 The Local Plan does not exist in isolation; it is

part of a wider planning framework, whichincludes national planning policy guidance, theWest Midlands Regional Spatial Strategy (RSS),and the Warwickshire Structure Plan (WASP).These various levels of planning policy andguidance provide the strategic context whichthe Local Plan must take into account andrespond to at the local level. The Plan also hasa close relationship to other Council policiesand strategies, in particular the CommunityPlan. This section summarises the various levelsof policy and guidance which provide thecontext for the Local Plan.

The National Context1.2.2 In preparing their development plans, local

planning authorities are required to have regardto current national policies and guidance issuedby the Government. Since 1988 such guidancehas been issued principally in the form ofPlanning Policy Guidance Notes (PPGs) and,more recently, as Planning Policy Statements(PPSs).

1.2.3 PPS1: Delivering Sustainable Development(2005) sets out the purposes of the planningsystem and the role of development plans. Itsays (paragraph 7):

‘…the country needs a transparent, flexible,predictable, efficient and effective planningsystem that will produce the qualitydevelopment needed to deliver sustainabledevelopment and secure sustainablecommunities.’

1.2.4 Sustainable development is at the heart of theLocal Plan strategy and the plan’s policies andproposals provide a sustainable planningframework for development at the local level.The framework seeks to:

(a) reduce the need to travel, particularly byprivate car;

(b) prefer the development of land withinurban areas, particularly on previouslydeveloped sites (brownfield sites);

(c) promote mixed-use development; and(d) encourage good design to improve the

quality of the environment.

1.2.5 This Plan has been prepared under the planningsystem that prevailed until the Planning andCompulsory Purchase Act 2004 came intoeffect. At that time, PPG12: Development Plans(1999) provided specific guidance to localauthorities on plan content and procedures.Close regard was given to the content of PPG12in the preparation of this Plan. In particular, thePlan responds to the challenge of sustainabledevelopment and was subject to a sustainabilityappraisal as advocated in PPG12.

The Regional Context1.2.6 This Plan was produced in the context of

Regional Planning Guidance for the WestMidlands (RPG11) published in April 1998. Thisguidance set out the framework fordevelopment plans in the region for the periodup to 2011. RPG11 also provided the regionalcontext for the Warwickshire Structure Plan1996-2011 (WASP).

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1.2.7 RPG11 expected development plans in theRegion to include policies which supported thefollowing objectives:

• to promote economic growth;• to support urban and rural regeneration;• to promote a sustainable pattern of

development; and• to maintain and enhance the environment.

1.2.8 In preparing this Plan, the sub-regionalstrategies set out in RPG11 were of particularrelevance to Stratford District. Accordingly,Stratford-upon-Avon and the northern part ofthe District lie within an area defined as the‘Central Crescent’. It was envisaged that thosetowns which lie within this area will experiencelocally generated growth as well as acontinuing, albeit reduced, need toaccommodate households moving from theconurbation. Provision for employment growthis also expected, although at a level whichwould not undermine the regeneration of theconurbation.

1.2.9 In ‘Southern Warwickshire’, which includes theremainder of the District, RPG11 recommendedthat housing growth should be largely confinedto that for local needs in order to limit anyincrease in car-based commuting. Employmentgrowth is also envisaged in order to widen localjob opportunities, but at a small scale inkeeping with the rural character of the area andto limit any increase in demand for housing.

1.2.10 A revised version of Regional Planning Guidancefor the West Midlands was issued by theSecretary of State in June 2004. Thissubsequently became the West MidlandsRegional Spatial Strategy (RSS) in September2004. In accordance with the provisions ofSection 38(3) of the Planning and CompulsoryPurchase Act 2004, the RSS forms part of theDevelopment Plan for the area. The RSSrequires a fundamental change in direction andit sets out the following principles to guidedecisions in subsequent development plans:

(a) to secure more sustainable patterns ofdevelopment throughout the Region;

(b) to encourage a better balance betweenjobs, houses and services within each partof the Region in order to create moresustainable and stable communities;

(c) to encourage economic growth andincreased prosperity which serves the broadsustainable development needs of theRegion;

(d) to ensure that regional inequalities ineducation, employment, health,environment, and social and culturalpotential are narrowed;

(e) to facilitate appropriate development inrural communities where job and serviceneeds exist;

(f) to protect and enhance the quality of theenvironment, strengthening theinterrelationship with economic and socialprogress and health and well-being;

(g) to ensure that the Region's economic andsocial potential is not undermined bycongestion and inaccessibility, but issupported through the provision of a betterbalanced and improved transport system;and

(h) to ensure that every part of the WestMidlands has a positive role to play inachieving a wider regional vision, and tohave full regard to the linkages andrelationships that exist between the WestMidlands and adjacent areas.

1.2.11 Within this context, the following fourchallenges are identified:

(a) urban renaissance - developing MajorUrban Areas in such a way that they canincreasingly meet their own economic andsocial needs in order to counter theunsustainable outward movement ofpeople and jobs facilitated by previousstrategies;

(b) rural renaissance - addressing moreeffectively the major changes which arechallenging the traditional role of ruralareas and the countryside;

(c) diversifying and modernising the Region'seconomy - ensuring that opportunities forgrowth are linked to meeting needs andreducing social exclusion; and

(d) modernising the transport infrastructure ofthe West Midlands - supporting sustainabledevelopment in the Region.

1.2.12 The RSS confirms that the M40 Corridor shouldcontinue to be seen as one of movement ratherthan growth.

1.2.13 The RSS covers the period up to 2021 and itsfull implications, including the sub-regionalaspect, will be addressed through thepreparation of the Local DevelopmentFramework for the District.

1.2.14 At the heart of the RSS is a clear vision towardssustainable development. This vision provides abroad umbrella which drives the achievement ofall the above. The vision is encapsulated in thefollowing statement:

'The overall vision for the West Midlands is oneof an economically successful, outward lookingand adaptable Region, which is rich in cultureand environment, where all people, workingtogether, are able to meet their aspirations andneeds without prejudicing the quality of life offuture generations'.

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1.2.15 The Local Plan takes on board this vision in away that meets the challenges faced by thelocal area, particularly for the period to 2011.The Regional Planning Body has confirmed thatthe Plan is in general conformity with the RSS.

The Structure Plan Context1.2.16 The Warwickshire Structure Plan 1996-2011

(WASP) was adopted by the County Council on20 August 2001. It sets out the key strategicpolicies for planning and development controlin the County and provides the framework forlocal plans. The Local Plan must be in generalconformity with the WASP.

1.2.17 Policy GD.3 sets out WASP's basic developmentstrategy to direct most new development totowns of over 8000 people (at 1991). It isconsidered that these settlements, referred to asmain towns, offer the best prospects forachieving sustainable development. WithinStratford-on-Avon District the only main town isStratford-upon-Avon. The WASP provides cleardirection for the Local Plan’s approach to theallocation of land for new development. PolicyGD.5 in the WASP specifies that priority shouldbe given to development within the existingurban area of Stratford-upon-Avon and thatthere is a clear requirement for brownfield sitesto come forward in advance of greenfield sites.Only if there are no appropriate brownfieldsites, or they have become exhausted, shouldthe Local Plan provide for the release of furthergreenfield land on the edge of the urban area.

1.2.18 In the rural areas, the WASP envisages that newdevelopment should be in line with local needsand directed to those settlements which havebasic facilities to provide a reasonable quality oflife for all sectors of the community. Particularemphasis is given to the role which localcommunities can play in identifying local needsthrough parish or village appraisals (now ParishPlans).

1.2.19 In preparing this Plan the District Council hassought to comply with Policy H.5 of WASPwhich requires a review of housing provisionwithin the District to reduce rural housingprovision in locations that do not accord withWASP's locational strategy. The review ofhousing provision has been undertaken and isreflected in Policy STR.2 which seeks to ensurethat new housing provision is weighted towardsthe main town of Stratford-upon-Avon.

The Community Plan and otherCorporate Plans and Strategies

1.2.20 The District Council, and its partners in thepublic and voluntary sectors, have prepared aCommunity Plan for Stratford-on-Avon District.This Plan applies to the area, not to the Council

or any one particular organisation. It identifiesthe aspirations, needs and priorities of the localcommunity, and helps co-ordinate the actions ofthe Council and other organisations operatinglocally.

1.2.21 The current version of the Community Plan setsthe overall vision for Stratford District is:

‘To maintain and enhance the heritage andgreen environment while building healthy, safe,informed and active communities enjoying localservices and employment opportunities’

1.2.22 Six priority areas are identified in which changesshould be made to achieve this vision:

• improving confidence and public safety;• a healthy environment;• supporting communities;• supporting individuals;• lifelong learning; and• economy and employment.

1.2.23 The Local Plan can make a significantcontribution in each of these key areas andshould assist in the achievement of theCommunity Plan’s vision.

1.2.24 The Local Plan also has close links with anumber of other strategies and plans whichhave been prepared by the Council and otherorganisations. These include:

• Crime and Disorder Reduction Strategy• Cultural Strategy• Economic Development Strategy• Health Improvement Plan• Home Energy Conservation Act Strategy• Housing Strategy• Leisure and Recreation Strategy• Rural Transport Partnership Action Plan• Rural Strategy• Tourism Strategy• District Design Guide• Local Agenda 21• Anti-Poverty Strategy

Parish Appraisals/Plans and VillageDesign Statements

1.2.25 The District Council has been at the forefront ofpromoting community involvement in theplanning process. Many communities in theDistrict have prepared Parish Appraisals and /orVillage Design Statements (VDS), which providea community based vision for the future. TheRural White Paper: Our countryside: the future(2000) gives even greater prominence to therole of local communities in the planningprocess by advocating the preparation of Parishand Town Plans.

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1.2.26 The findings of Appraisals, VDSs and, morerecently, Parish Plans have informed the LocalPlan and the principle of local choice is a centralfeature of the Plan’s strategy.

1.3 Consultation and PublicParticipation

1.3.1 The former PPG12: Development Plans (1999)emphasised the importance of providing theopportunity for local people and otherinterested parties to express their views beforeplan policies and proposals are finalised.

1.3.2 The District Planning Authority approached theconsultation process on the preparation of theLocal Plan with the intention of encouraging allsectors of the community to be involved. Awide range of opportunities were provided,including the publication of issues papers whichset out the broad strategy and direction of thePlan.

1.3.3 The approach taken to consultation was thatthe principle of ‘stakeholder participation’should be the cornerstone of the process. Thisapproach is more targeted, has proven to be amore effective use of resources and usuallyresults in a more tangible outcome than thetraditional approach of public meetings andexhibitions.

1.3.4 The following initiatives were undertaken:

(a) the publication of two issues papers entitled‘Shaping our District’ and ‘Shaping ourTown’ which outlined the main issues to bedealt with in the Local Plan;

(b) a series of workshops with representativesof residents groups in Stratford-upon-Avonto consider the needs of the town;

(c) a questionnaire circulated to Parish/TownCouncils particularly focussing on the needsof rural communities;

(d) a series of meetings with the ElectoralDivision Panels involving County, Districtand Parish councillors to discuss mattersaffecting individual parts of the District;and

(e) two Stakeholder events; one covering theDistrict as a whole, the other focussing onStratford-upon-Avon.

1.3.5 Generally speaking, the consultation exercisewas successful in engaging a wide range ofinterested parties, particularly communities,organisations and the development industry.However, despite press notices and the readyavailability of the Issues Documents, limitedcomments were received from individualmembers of the public. Nevertheless, theoutcome of the process was useful with anumber of key themes emerging which havebeen taken into account in formulating theLocal Plan.

1.3.6 It was possible to identify a number of widelyheld views expressed during the consultationprocess which were assessed in formulating theoverall strategy and the range of detailedpolicies in the Plan.

1.3.7 These views were assessed against theparameters provided by national and strategicplanning guidance and the scope of the LocalPlan in providing a basis for making decisions onthe future development and use of land in theDistrict.

1.3.8 A more detailed analysis of the consultationprocess is provided in the ‘Statement on PublicParticipation and Consultation’ (January 2002)which forms a background document to thisPlan.

1.4 Sustainability Appraisal1.4.1 Local planning authorities are required to carry

out an environmental appraisal of theirdevelopment plans. The purpose of this is toensure that the environmental implications ofpolicies and proposals are taken into accountduring plan preparation. In itself, anenvironmental appraisal is an attempt to helpsecure the objectives of sustainabledevelopment.

1.4.2 The concept and principles of sustainabledevelopment encompass a far broader agendathan just the consideration of environmentalissues. It pursues an integrated andcomprehensive approach to development thatincludes environmental, social and economicconsiderations. This broader view of sustainabledevelopment has led to a growing trendtowards sustainability appraisal of developmentplans instead of a more limited environmentalappraisal.

1.4.3 With the overall goal of the Local Plan in mind,a Sustainability Appraisal was undertaken toinform and enhance the environmental, socialand economic integrity of the Plan. There is asubstantial body of knowledge about theprocedure and methodology for carrying out anenvironmental appraisal of development plans.Work on establishing a consistent andformalised framework for producing asustainability appraisal on the other hand isongoing and developing.

1.4.4 For some time, the preparation of sustainabilityappraisals attempted to use the sameformalised, systematic and comprehensiveprocess of carrying out environmentalappraisals. The Sustainability Appraisal carriedout for this Plan adapted the methodology byrefining and adding certain socio-economicindicators which are relevant to the quality oflife of people who live and work in or visit theDistrict.

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1.4.5 The Appraisal was carried out as part of theprocess of preparing the Local Plan and has hadthe benefit of influencing and enhancing thequality of the Plan towards achieving its goal ofpromoting sustainable forms of development.

1.4.6 Details of the methodology, elements of thesustainability appraisal, an assessment of theobjectives, policies and proposals in the Planand a commentary on the outcomes are set outin the ‘Sustainability Appraisal’ (January 2002)which forms a background document to thisPlan.

1.5 Urban Capacity Study1.5.1 In preparing the Plan, a considerable amount of

work was undertaken to assess the ability of thelarger settlements in the District toaccommodate future housing development onpreviously-developed (‘brownfield’) land andthe re-use of existing buildings.

1.5.2 The importance of this type of research hastaken much greater prominence since thepublication of PPG3: Housing (2000). In this,the Government states that all local planningauthorities should undertake an urban capacitystudy. The data from such studies should feedinto development planning at the local level andupwards to regional and national assessmentsand policy-making.

1.5.3 It is made clear that authorities are expected tocheck thoroughly the availability of brownfieldsites in their area as a preliminary step in thechoice of options for accommodating theirhousing growth requirements. If there aresuitable brownfield sites available fordevelopment in the plan period, then there isnow a presumption that these should bedeveloped before greenfield sites. The policiesof the Warwickshire Structure Plan (WASP) alsogive priority to brownfield development wherethis is in line with the Plan’s locational strategy.

1.5.4 A comprehensive analysis was carried out of theurban areas of Stratford-upon-Avon and theMain Rural Centres in accordance with anagreed methodology for the identification ofsites. The Study involved consultation with awide range of services and statutoryundertakers, including the County HighwayAuthority, County Museum and EnvironmentAgency. Specialist advice was sought on theimportant issue of market viability.

1.5.5 For each site covered in the Study, the keyconstraints and opportunities relating to itsdevelopment were identified, together with anyaction which might be necessary to bring thesite forward for development.

1.5.6 It is important to stress that the urban capacitystudy process is, to some extent, an ongoingone. A number of further brownfield sitesemerged during the process of producing thePlan and their merits were thoroughly assessed.

1.5.7 An explanation of the methodology used andan assessment of each site initially covered inthe exercise are set out in a document entitled‘Urban Capacity Study’ (January 2002) whichforms a background document to this Plan.

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2.1 Goal, Aims and Objectives2.1.1 There are a number of distinct levels which are

commonly used in the structure of developmentplans – goals, aims, objectives and policies. Atthe time of preparing this Local Plan, the‘Development Plans – A Good Practice Guide’(1992) stressed the importance of establishinga clear relationship through this hierarchy sothat the Plan presents a unified and consistentstatement.

Overall Goal2.1.2 In many respects the Goal in the first District

Local Plan remains appropriate. However, it isimportant to acknowledge economic and social,as well as the environmental aspects and toplace all three within the context of meeting theneeds of communities across the District.

2.1.3 The future well-being of communities dependson all three aspects being fully addressed in theLocal Plan and through the corporate workingof the District Council, of which the Local Planis a significant part. Furthermore, the approachshould be sustainable by taking a long-termperspective of the needs of communities whichis capable of being maintained.

2.1.4 It is intended, therefore, that the Overall Goalof this Plan should be:

‘To make a significant contribution to the UK’sSustainable Development Strategy by meetingthe social and economic needs of communitiesthroughout Stratford-on-Avon District whilstmaintaining effective protection andenhancement of the environment and ensuringthe prudent use of natural resources.’

2.1.5 Framing the Goal in this way emphasises thatthe Local Plan, although primarily land-usebased, has an influential role to play insupporting communities and should bepresented in a form which makes this clear. ThePlan should be positive about the role it has toplay in helping to fulfil the needs ofcommunities through the corporate working ofthe District Council and other agencies.

Core Aims2.1.6 Flowing from the Overall Goal, the next stage is

to relate the Plan to the corporate strategy ofthe District Council. It is important todemonstrate how the Plan can contribute to thedelivery of the priorities of the Council throughthe implementation of land-use planning.

2.1.7 For the purposes of this Plan, three core aimsare identified:

• to protect and enhance the District’svaluable environmental features andresources;

• to promote effective ways of improving thecharacter and quality of the District; and

• to provide for the needs of the District’sresidents, businesses and visitors.

Operational Objectives2.1.8 Below the core aims is a set of fourteen

objectives which form a basis for all the policiescontained in the Plan.

2.1.9 These objectives were initially outlined in theissues paper, ‘Shaping our District’, and receiveda strong measure of support. Only the objectiverelating to the reduction of car-based travel wasthe subject of particular concern with the pointbeing stressed that this can only be realisticallyachieved as part of the comprehensive provisionof transport infrastructure and services. Adistinction was often made between theconditions which apply in rural areas comparedwith those in large towns.

2.1.10 These concerns are fully accepted and there isclearly a need for an integrated approach totransport and traffic issues. The Local Plan canplay a major role in reducing the need to travelthrough, for example, directing mostdevelopment to locations where a range offacilities and jobs are available and ensuringconsistency with the Local Transport Plan. Inresponse to this situation the objective was re-framed to emphasise the importance ofalternative modes of travel to the car.

Section 2

The Strategy of the Plan

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2.1.11 The objectives of the Local Plan are as follows:

• to satisfy housing needs• to satisfy employment needs• to secure high quality design• to protect and enhance landscape character• to foster biodiversity• to protect historic heritage• to promote alternative modes of transport

to the car• to facilitate energy conservation• to sustain water resources• to assist rural diversification• to stimulate rural centres• to enhance Stratford-upon-Avon town

centre• to support sustainable tourism• to provide leisure opportunities

2.1.12 It is important to appreciate that each objectivehas an optimum level of achievement in its ownright but there is likely to be a trade-off requiredwhen applying them to individualcircumstances. The primary principle, however,is that no single objective should besubstantially undermined or compromised inorder to achieve another objective.

Grouping of Policies2.1.13 In considering the wide range of policy topics

covered in the Local Plan, it is clear that thereare three basic categories:

• those which control and direct the locationof development;

• those which relate to the quality ofdevelopment; and

• those which cover various forms ofenvironmental asset

2.1.14 These categories have a clear relationship withthe three ‘Core Aims’ outlined earlier in thateach one has a protection, promotion andprovision facet.

2.1.15 In applying this approach it became apparentthat the format of this Plan required a morethematic approach compared with the previousPlan. Consequently, rather than using atraditional structure based on discrete topicssuch as housing and employment, the Reviewseeks to emphasise the interrelationshipbetween the various issues which need to beaddressed.

Managing and directing the locationand scale of development

2.1.16 The basis for this aspect of the Plan is, out ofnecessity, the strategic context set by nationaland regional guidance and the WarwickshireStructure Plan 1996-2011 (WASP) with respectto, for example:

• providing for the required amount ofhousing and employment development;

• concentrating most development in themain towns;

• utilising brownfield sites before greenfieldland;

• reducing the need to travel, particularly bycar; and

• meeting the needs identified by individualcommunities.

2.1.17 It is necessary to identify the types of locationswhich merit a distinct approach, according totheir characteristics, as a basis for managing thefuture pattern of development. The followingdistinct categories are identified:

• Stratford-upon-Avon • Main Rural Centres• Countryside, including all other rural

settlements

2.1.18 Such a hierarchy allows the Plan to present acomplete and coherent set of policies applicableto each type of location, according to itscharacteristics and needs. It also helps to placethe needs of communities at the heart of thePlan and, by so doing, ensures a continuity ofapproach with the Stratford District CommunityPlan with its emphasis on improving the qualityof life. The role and input of Parish Plans andother community-based processes is alsoemphasised.

2.2 Strategic policies

Introduction2.2.1 The Warwickshire Structure Plan 1996-2011

(WASP) provides a very clear strategicframework for establishing the amount ofhousing and industrial land to be provided inStratford-on-Avon District during the planperiod. It is necessary for the Local Plan to beconsistent with this strategy in applying moredetailed policies and identifying specificproposals.

2.2.2 The WASP sets out a number of principles bywhich decisions regarding the use of land andthe location of development in Stratford-on-Avon District are to be guided. The objectives ofthe WASP are themselves based on nationaland regional planning policy. The key objectivewith respect to influencing future patterns ofdevelopment is that most new development

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required during the plan period should bedirected to the ‘main towns’ of Warwickshire,which includes Stratford-upon-Avon. In all othersettlements the emphasis is on meeting thelocal needs of communities.

2.2.3 This approach has been confirmed in the WestMidlands Regional Spatial Strategy that nowforms part of the Development Plan.

2.2.4 The policies in this section apply these principlesto the circumstances of Stratford-on-AvonDistrict.

2.3 Settlement hierarchyPolicy STR.1

For the purposes of controlling and regulatingdevelopment, and also to reflect the widerfunctions of settlements, the following hierarchywill be applied:

(i) Main town : Stratford-upon-Avon

(ii) Main Rural Centres :Alcester

Bidford-on-Avon

Henley-in-Arden

Kineton

Shipston-on-Stour

Southam

Studley

Wellesbourne

(iii) Local Centre Villages: settlements with abasic range of facilities including, as aminimum, a general store, primary schooland regular public transport

(iv) All other settlements

[Recommended references: Policies STR.2, STR.4, COM.1]

Explanation

2.3.1 The strategy for controlling the location ofdevelopment during the plan period is providedin the Warwickshire Structure Plan (WASP).Policy GD.3 expects most new development tobe directed towards towns of over 8000 people(at 1991) because they are the most sustainablelocations.

2.3.2 The District Local Plan has to conform to theprovisions of the WASP in this respect althoughit is not unreasonable for the strategy to beadapted to local circumstances where a soundjustification can be made. In particular, theDistrict Planning Authority has taken intoaccount the way in which the larger ruralsettlements play important social and economicroles in their local area, other than merely beingthe location for additional residential andemployment development.

2.3.3 In accordance with Policy GD.3 in WASP, withinthis District only Stratford-upon-Avon meets thedefinition of a ‘main town’. It has a populationof about 23,000 people (about 22,000 at1991) and supports an extensive range ofshops, facilities and employment opportunities.Various local and express bus services make thetown relatively accessible from a range ofcommunities within its catchment area andfurther afield. The town is also served by raillinks with Birmingham and London.

2.3.4 The detailed strategy for Stratford-upon-Avon,including the means of controlling futureresidential and commercial development, is setout in Section 7 (i) of the Local Plan.

2.3.5 The District Planning Authority wishes to ensurethat the important role of the larger ruralcentres is properly reflected in the policies ofthe Local Plan. Although the WASP does notmake specific reference to this type ofsettlement, due to the size of Stratford-on-AvonDistrict and its rural nature these settlementsare essential in supporting a wide range of jobsand facilities for their own residents and peopleliving in smaller villages nearby.

2.3.6 The role of rural market towns (and theirequivalents) is emphasised in the Rural WhitePaper published by the Government in 2000.Market towns are seen as the essential driversof rural economic prosperity. They are definedas small rural towns which serve a ruralhinterland whether or not they ever hadtraditional agricultural markets, and tend tohave a population of between 2,000 and20,000.

2.3.7 The gradual shift of service provision to largertowns by both the private and public sectorshas undermined the role of rural centres inproviding for the day-to-day needs of localpeople. A strong commitment is required tohelp such centres manage the process of changesuccessfully and to revitalise them as providersof local services and jobs in the future.

2.3.8 A number of settlements in the District havebeen defined as important rural centres forresidential and employment growth and serviceprovision for a significant period of time. In thefirst District Local Plan these are taken to be theCategory One Settlements (excluding Stratford-upon-Avon). Each of them provides a widerange of shops, services and job opportunitiesand it is essential that this function is retained.In addition to these settlements, the DistrictPlanning Authority now takes the view thatKineton also merits inclusion in this category. Ithas a population of just over 2000 and supportsa good range facilities serving a local catchmentarea, including a secondary school and a wellestablished industrial estate.

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2.3.9 The specific strategy for the Main Rural Centres,including the means of controlling futureresidential and commercial development, is setout in Section 7 (ii) of the Local Plan.

2.3.10 The remaining settlements cover a wide rangeof villages and hamlets of varying sizes andcharacteristics. Within the rural areas of theDistrict, the WASP limits the overall scale ofnew development. The rural (RA) policies in theWASP provide the strategic steer for the leveland location of new housing and industrialdevelopment in rural areas. In short, thisprovision should not be greater than the leveljustified by local needs.

2.3.11 Policy RA.3 in the WASP provides specificcriteria which need to be met. These areidentified as being a shop, school and busservice. In applying this principle at the locallevel, the District Planning Authority interpretsthis as meaning the following:

• a general store (with or without a postoffice), selling food and household goods;

• an infant and/or junior school; and• peak and off-peak (excluding Sunday) bus,

rail and/or unconventional service whichprovides access to jobs, shops and facilities.

2.3.12 The following villages in the District, termed‘Local Centre Villages’, meet these criteria (as atJanuary 2006):

Bishops ItchingtonBrailes ClaverdonEttingtonFenny ComptonHarburyIlmingtonLighthorne HeathLong ComptonLong ItchingtonNapton-on-the-HillNewbold-on-StourQuintonSalford PriorsSnitterfieldStocktonTiddingtonTysoeWelford-on-AvonWilmcoteWootton Wawen

2.3.13 Policy COM.1 makes provision for thesecommunities to identify housing needs whichthey would wish to have satisfied at the locallevel. The presence of the basic facilities definedabove will be assessed when a particularproposal is considered. Consequently, thesettlements to which this approach applies maybe subject to change with the passage of time.

2.3.14 In all other settlements in the District and inopen countryside, constraints will be applied onresidential and industrial development except inaccordance with the provisions of individualpolicies in this Plan.

2.3.15 The specific strategy for the countryside, andthe settlements lying within it, is set out inSection 7 (iii) of the Local Plan.

2.4 New housing provisionPolicy STR.2

Provision will be made for approximately 1450dwellings to be completed in Stratford Districtduring the period 2005-2011, in accordance withrequirements of the Regional Spatial Strategy.

Taking account of existing commitments andpotential windfall development, the Planidentifies new sites for approximately 425 newdwellings.

It is anticipated that about 150 of thesedwellings will be in the affordable sector.

Planning permission will not be granted forhousing proposals which would lead to orexacerbate significant over-provision of housingin relation to the requirements of the RegionalSpatial Strategy, either individually orcumulatively. Exceptionally, proposals forhousing which will have appreciable benefits forthe local community and environment will bepermitted. The circumstances in whichproposals may be permitted will be defined indetail in a Supplementary Planning Document.

Explanation

2.4.1 The satisfaction of housing needs is one of theoperational objectives of the Local Plan. Thispolicy is one of several policies intended tomeet this objective. It prescribes the overallscale of housing provision addressed by theLocal Plan, together with a breakdown ofprovision by source and by mode (affordable oropen market dwellings).

2.4.2 The policy is grounded in Government PolicyGuidance, particularly PPG3, in RegionalPlanning Guidance for the West Midlands(RPG11), and in the Warwickshire StructurePlan 1996-2011 (WASP). RPG11 has nowbecome the Regional Spatial Strategy (RSS) forthe West Midlands and, as such, forms part ofthe development plan for the district. AlthoughWASP remains as a saved document, thehousing targets pre-date the latest guidance inthe RSS. Policy CF3 of the RSS sets out a revisedaverage annual rate for housing provision forWarwickshire from 2007-2011.

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2.4.3 The RSS does not provide housing figures forindividual districts. In issuing RPG11 theMinister for Planning advised that districtsshould work on the basis of current StructurePlan proportions to 2011. In accordance withthis advice, the housing provision figureidentified in Policy STR.2 has been derived byapplying Stratford-on-Avon District’s existingWASP proportion (26.4%) to the revisedhousing provision for Warwickshire set out inPolicy CF3 of the RSS. Table 1 shows theprogress that has been made in respect ofhousing provision in Stratford-on-Avon District,reflecting the maximum annual rates specifiedin the RSS.

2.4.4 The extent of housing provision for this planperiod is set out in Table 2. Much of thehousing provision has already been madethrough dwellings already built, underconstruction or subject to planning permissionsyet to be implemented. Table 2 indicates thatthe Local Plan makes sufficient additionalhousing provision to meet the revised housingfigures set out in the RSS to 2011. This provisionshould be met without the need to release anyadditional greenfield sites.

2.4.5 Indeed, the table also shows that identified sitesand windfall development provide an excess ofhousing against RSS provision. Line 7 of thetable indicates a projected surplus of supply of676 dwellings or 14.2%. To avoid this situationbecoming more pronounced, Policy STR.2enables the District Council to refuse planningpermission for dwellings on the basis ofl

Spatial Strategy Housing Provision in Stratford-on-Avon District

Based on RSS Housing Provision for Warwickshire

1 2001-2007 @ 2000 dwellings p.a. 12000

2 2007-2011 @ 1500 dwellings p.a. 6000

3 Total provision needed 2001-2011 18000

4 Stratford-on-Avon District provision 4752

needed 2001-2011 based on WASP

growth proportion (26.4%)

5 Dwellings built in Stratford-on-Avon 3288

District 2001-2006

6 Dwellings needing to be built 2006-2011 1464

7 Required annual completion rate 2006-2011 293

significant over-provision. However, the policyallows scope for proposals which will havepositive value for the local community andenvironment. A Supplementary PlanningDocument will provide details of the types ofproposal which are likely to merit favourableconsideration.

Table 2 – Provision for House Building 2006-2011

NotesRSS-based provision for Stratford-on-Avon District

1 Dwellings needing to be built 2006-2011 1464 See Table 1, line 6

Committed housing provision

2 Dwellings being built 31-3-2006 490

3 Not yet commenced by 31-3-2006 1013 Includes assumption that 15% of non-allocated sites willnot be built within plan period.

Sites shown on Proposals Map

4 Local Plan Review Proposals 427 Excludes proposals subject to planning permission or Committee resolution. Discounted by 15% for non-implementation

Windfall allowance

5 Brownfield windfall allowance 2006-2011 210 Estimate of potential contribution of small brownfield windfall sites (<0.3ha.) in Stratford-upon-Avon and MainRural Centres based on trend in release of sites over last nine years.

Total Provision

6 Total provision including windfall allowance 2140

Balance against RSS provision

7 Balance of supply against RSS provision +676

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2.4.6 The target for affordable housing has been setin the light of Policy H.2 of WASP and theresults of the 1999 Stratford-on-Avon DistrictHousing Needs Survey, as updated in February2002. The WASP indicates an indicative figureof 3700 affordable dwellings for the period1996-2011, while the Housing Needs Surveysdemonstrated high levels of current and futureneed for affordable housing in the District.

2.4.7 However, delivery and sustainability constraintsindicate that it is not feasible to meet the fullextent of affordable housing need. The target of150 dwellings is considered to be realistic andattainable off allocated sites and will besupplemented by means of the mechanismsprovided by Policies COM.1, COM.13 andCTY.5. It will also make a contribution to theimplementation of the Council’s HousingStrategy. These affordable dwellings areadditional to those already with planningpermission.

2.4.8 Annexe 2 provides estimated capacities for thenew housing sites identified in the Plan. Itshows that provision is weighted towardsStratford-upon-Avon in accordance with thelocational strategy promoted in the Plan. TheAnnexe also shows that the District PlanningAuthority has sought to maximise the use ofbrownfield land. The extent of brownfieldprovision in the Local Plan is a reflection of theAuthority’s strong commitment to assisting theachievement of national, strategic and localtargets for brownfield development. It shouldbe noted that in Table 2 a 15% non-implementation allowance has been applied tothe brownfield allocations, as recommended bythe Inquiry Inspector.

2.4.9 In addition to identified brownfield sites, thedevelopment control policies of the Local Planallow scope for small brownfield sites tocontribute towards housing provision in thelarger centres. An allowance for this type ofdevelopment has been taken into account indetermining the Local Plan’s housing provisionas shown in Table 2. This allowance covers allforms of small brownfield sites includingbuilding conversions.

Policy STR.2A

The release of sites for housing development willbe regulated taking into account the extent ofprogress towards the provision set out in PolicySTR.2, and of the aims of Policy STR.4, togetherwith any changes in strategic planning policy.

The following are identified as Strategic ReserveSites to help meet long term (post 2011) housingneeds:

Proposal SUA.W - land west of Shottery

Proposal SUA.X - Egg Packing Station, BishoptonLane

Proposal SUA.Y - land south of Kipling Road.

Any development which would prejudice thelong-term use of these sites for housing will notbe permitted.

The development of any of these sites, in wholeor in part, for housing will not be permittedbefore 31 March 2011, unless there is asignificant under provision of housing landidentified through the monitoring process.

Explanation

2.4.10 Government guidance in PPG3 states thepresumption that previously developed(brownfield) sites should be developed beforegreenfield site, except where the formerperform poorly against the assessment criteriain PPG3. Policy H.4 in the WASP also seeks toencourage brownfield development ahead ofusing greenfield sites unless these meetspecified criteria.

2.4.11 It should be noted that the policy is alsoapplicable to brownfield sites, in particularthose that are in less sustainable locations thanStratford-upon-Avon.

2.4.12 The housing provision identified in this Plancovers the period up to 2011. It is inappropriateto retain or identify the three greenfield sitessupported by the Inquiry Inspector asallocations in the Plan as it is unlikely that theywill need to be released in order to meetrequirements prior to 2011. The Council ishowever cognisant of ministerial guidancestating that Local Plans should make provisionfor at least 10 years potential supply of housingfrom adoption. The identification of these threesites as Strategic Reserves recognises theirpotential role in meeting housing needs post2011. It also acknowledges the Inspector’sconclusions that all three sites are suitable fordevelopment.

2.4.13 Whilst the forthcoming partial review of theRegional Spatial Strategy will determine thehousing provision at district level post 2011, itis reasonable to assume that there will be anongoing need for the District to accommodatedevelopment consistent with meeting localneeds. It is also reasonable to assume, in linewith the RSS, that Stratford-upon-Avon shouldcontinue to be a focus for new development tomeet locally generated needs. In this contextthe identification of these sites as StrategicReserves is considered appropriate to ensurethat there is a continuous land supply to meetlonger-term housing requirements.

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2.4.14 The District Planning Authority maintains thatthe development of land west of Shotteryrepresents a long term sustainable developmentoption with the potential to deliver a range ofwider benefits for the town. When the need torelease additional greenfield land is identified,priority is likely to be given to the release ofland at Shottery in a phased manner. However,the order of release will depend on thecircumstances that prevail at such a time whenit becomes clear that a greenfield site isrequired.

2.4.15 It is anticipated that during the current planperiod to 2011, housing provision will be metthrough the development of brownfield sites. Asgreenfield sites, none of the Strategic Reservesites will be released for development prior to2011 unless a significant, and at this stageunexpected, shortfall in housing provisionassessed against the RSS becomes evidentthrough the monitoring process. In assessing theneed to release any Strategic Reserve site theDistrict Planning Authority will take intoaccount the potential lead time involvedbetween the grant of planning permission andhousebuilding commencing on the site.

2.4.16 It is unlikely that the need to release any ofthese sites will have to be addressed until afterthe Council has prepared its Core Strategy andSignificant Allocations Development PlanDocuments as part of the new LocalDevelopment Framework. These documents willbe able to take the partial review of the RSS tocover the period post 2011 fully into account.

Policy STR.2B

In order to make efficient use of land newresidential development will be required to beplanned at an average net density of between 30and 50 dwellings per hectare.

In town and local centres with good accessibilityby public transport, net densities of more than50 dwellings per hectare will be permittedprovided the development is consistent with thecharacter and quality of the local area. Netdensities below 30 dwellings per hectare willonly be permitted in exceptional cases wheredevelopment at a higher density would causedemonstrable harm to the character and qualityof the local area and/or have an adverse impacton the amenities of adjoining occupiers.

Explanation

2.4.17 PPG3: Housing (2000) seeks to make efficientuse of land by avoiding low-densitydevelopment (less than 30 dwellings perhectare), as this will increase the loss ofgreenfield land and lead to less sustainableforms of development. In order to make thebest use of available land the District Planning

Authority will seek to ensure that new housingdevelopments achieve an average net density ofbetween 30 and 50 dwellings per hectare.

2.4.18 At some sites within or adjacent to town orlocal centres, which have good accessibility toservices and public transport, average densitiesabove 50 dwellings per hectare (net) may beacceptable provided the development achievesa high quality of design, does not harm thecharacter of the local area, and protects theamenities of adjoining occupiers.

2.4.19 Development below 30 dwellings per hectarewill only be permitted in exceptional cases. Thisis likely to be in locations where development athigher densities would clearly harm thecharacter of the area, for example where theestablished character of an area is defined by itslow density of urban form, or in ruralsettlements where high density developmentwould prejudice settlement character and localdistinctiveness. Strong regard will be given tothe detailed guidance provided insupplementary planning guidance adopted bythe District Council, including the DistrictDesign Guide and Village and Town DesignStatements.

2.5 New industrial provisionPolicy STR.3

During the period 1996-2011, sufficient newindustrial development will be provided inStratford-on-Avon District to meet therequirement set out in the WarwickshireStructure Plan. This will be achieved in thefollowing ways:

(a) sites granted planning permission and/orconstructed between 1 April 1996 and 31March 2006;

(b) allocated sites (without planning permission)for industrial development identified in thisPlan;

(c) sites granted planning permission after 31March 2006 for small-scale rural industrialuses in accordance with Policy COM.17.

Explanation

2.5.1 The Warwickshire Structure Plan (WASP)identifies in Policy I.2 a requirement for 81hectares of industrial land in Stratford-on-AvonDistrict during the period 1996-2011. For thepurposes of this requirement, industrial uses aredefined as being those which fall within ClassesB1, B2 and B8 of the Town and CountryPlanning (Use Classes) Order.

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2.5.2 The requirement was increased from 74hectares on the basis of a recommendation bythe Panel which examined the draft StructurePlan. The Panel acknowledged a specific needfor the overall provision of industrial land in theDistrict to reflect the dispersed character of thearea and the employment needs of its ruralpopulation.

2.5.3 It is important to appreciate that the WASP,unlike its predecessors, expresses the industrialland requirement in ‘gross’ terms. On that basis,the redevelopment of an existing industrial sitefor similar uses contributes to meeting therequirement. Furthermore, the loss of industrialland to other uses does not have to becompensated for as an allowance has alreadybeen made for such losses in the WASPrequirement based on assumptions regardingstructural changes to the economy.

2.5.4 The current level of industrial land provision inthe District is illustrated in Table 3. This shows,taking into account land which has beendeveloped since 1996 or has planningpermission, together with sites which areallocated in this Plan, that sufficient provision ismade to meet the WASP requirement.

Table 3Provision of Industrial Land in

Stratford-on-Avon District (hectares)

1 Completed 1.4.96 - 31.3.06 + u/c at 31.3.06 81

2 With planning permission at 31.3.06 37

3 Land allocated in Local Plan 12

4 Total provision 130

2.5.5 Within the spirit of the WASP, which supportsthe principle of small-scale schemes providingrural employment opportunities, additionalindustrial development may be permitted inaccordance with the provisions of PolicyCOM.17.

2.5.6 The WASP gives an indicative target of 60% asthe proportion of industrial development totake place on previously developed(‘brownfield’) land within the plan period.Taking the sites which contribute to the overallprovision in the District at the current time,about 72% of the land involved is ‘brownfield’in nature.

2.6 Previously developed landPolicy STR.4

Except in accordance with the provisions ofspecific policies in this Plan, development will beexpected to utilise previously developed(‘brownfield’) land through:

(a) the implementation of allocations identifiedin the Local Plan;

(b) the infilling and redevelopment of such siteswithin the Built-Up Area Boundaries ofStratford-upon-Avon and the Main RuralCentres, as defined on the Proposals Map;and

(c) small-scale schemes within the confines ofLocal Centre Villages, in accordance withPolicy COM.1.

The following principles will be applied:

(a) sites currently or formerly in industrial orcommercial uses should remain substantiallyin this type of use;

(b) there should be no reduction in localemployment opportunities through theredevelopment of sites in industrial orcommercial uses;

(c) the reduction in the provision of industrial orcommercial land through its redevelopmentto other uses should not lead to arequirement to sustain employment levelsthrough the development of ‘greenfield’ land;

(d) existing residential areas should, whereappropriate opportunities arise, beredeveloped at higher densities;

(e) the economic, employment and otherrequirements of the community willdetermine the suitability, or otherwise, ofany site to accommodate a mixed-usescheme;

(f) except where opportunities for change areappropriate, the character of the local areashould be retained; and

(g) the impact of redevelopment on thearchaeological, ecological, geological orenvironmental value of the site will be fullyassessed.

Outside the settlements identified above it willbe necessary to justify the redevelopment of apreviously developed site in order to ensuresustainable patterns of development. Theprovisions of Policy PR.11 on ‘bad neighbour’uses and the opportunity to make significantimprovements to the rural environment will betaken into account.

In all cases, the principles set out in PoliciesDEV.1 - DEV.11 will be applied.

[Recommended references: Policies STR.1, PR.1, COM.16]

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Explanation

2.6.1 It is a central plank of Government policy tomaximise the use of previously developed landin urban areas for new residential andcommercial development. The potential forsuch sites to be made available forredevelopment is thought to be considerableeven in relatively rural areas of the country. Thisapproach should reduce significantly theamount of greenfield land lost due tourbanisation, much of which is in agriculturaluse and should be conserved as a finiteresource.

2.6.2 PPG3: Housing (2000) sets out a sequence foridentifying sites for new housing, starting withthe re-use of previously developed land andbuildings within urban areas. The same principleis appropriate for other forms of development.The Warwickshire Structure Plan (WASP) takesthis approach a stage further by specifying theproportions of new housing and industrialdevelopment during the plan period whichshould take place on brownfield land.

2.6.3 The Urban Capacity Study carried out by theDistrict Council for the larger settlements in theDistrict, ie, Stratford-upon-Avon and the MainRural Centres, has illustrated the potential forutilising urban land for new development. Anumber of sites of this nature have beenallocated in this Local Plan. In addition to these,there remains considerable scope for smaller‘windfall’ sites in these settlements to comeforward, particularly for residentialdevelopment. The criteria for defining Built-UpArea Boundaries within which suchdevelopment is acceptable in these settlementsare set out in Annexe 3.

2.6.4 Although PPG3 refers specifically to theimportance of maximising the use of urban landfor residential development, it is essential thatthis is not at the expense of jobs and serviceswhich meet the needs of local people.Consequently, the District Planning Authoritywill not support the redevelopment or changeof use of such sites unless it is proven that itwould not cause demonstrable harm to thewider interests of the community. There may becases, for example, where the rationalisation ofa site can create scope for providing dwellingswhile retaining the business or service activity.

2.6.5 Whilst development on previously used land isgenerally encouraged, in some cases sites willhave ecological, archaeological, historical orrecreational value that outweighs its suitabilityfor development. Within the District, many ofthe sites of high nature conservation value areon previously developed land. Such sites oftenhave a much higher ecological value than'greenfield' sites. Similarly, 'brownfield' sites are

by definition those where past human activityhas taken place; the evidence for such activitymay take the form of archaeologicallysignificant deposits. Often these may relate tothe industrial history that contributes to alocality's character. The District PlanningAuthority will therefore seek to ensure that theimpact of redevelopment proposals are fullyassessed to ensure that existing environmentalassets are protected as far as possible.

2.6.6 An important principle to take into accountwhen assessing proposals to redevelop existingindustrial and commercial sites for other uses,such as housing, is the extent to which it couldlead to pressure to compensate for such a losson undeveloped sites. There would be littlebenefit to be gained in reducing therequirement for residential development on‘greenfield’ land by redeveloping industrial landwithin the urban area if this merely leads topressure to develop land on the edge of theurban area for industrial uses.

2.6.7 There are many residential areas which werebuilt at much lower densities than are nowencouraged in national planning guidance. Overthe years, the opportunity has been taken todevelop infill plots and other sites adjacent toexisting dwellings and this process is expectedto continue. There is also scope to convertlarger houses to apartments. In addition tothese, however, there may be cases where anarea of existing residential properties isappropriate for redevelopment, particularly ifthese dwellings are deficient in some way. TheDistrict Planning Authority will look favourablyon such schemes if the appropriate standards ofresidential amenity can be achieved and thecharacter of the local area is not undermined.

2.6.8 Although the potential for mixed use schemes islimited in smaller urban areas, compared to themajor conurbations and large towns, it isimportant to assess the opportunity for suchforms of development. A number of allocationsin the Local Plan, particularly in Stratford-upon-Avon, incorporate a range of uses. Sites withinor adjacent to the commercial centres of themain settlements of the District also providepotential for this approach as a means ofcreating diversity and vitality. However, it isimportant to ensure that the implementation ofmixed-use schemes will not lead to justifiablecomplaints from occupants and neighbours.

2.6.9 The WASP limits the overall scale of newdevelopment in rural areas. The level of newhousing and industrial development should notbe greater than that justified by local needs.Policy RA.3 in the WASP provides scope formeeting housing needs identified by a localcommunity. This principle is taken forward inPolicy COM.1 in this Local Plan in relation to

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those villages with a basic range of facilities,known as ‘Local Centre Villages’. In consideringschemes of this nature it is expected that theuse of previously developed sites which liewithin or on the edge of a village should bemaximised.

2.6.10 In smaller rural settlements and in opencountryside, there may be instances wheredevelopment is justified to remove aproblematic use. The views of the localcommunity on the merits of a specific proposalwill be taken fully into account.

2.6.11 There may be cases in rural areas where largebrownfield sites in rural areas becomeredundant, the location of which may conflictwith the overall development strategy of theWarwickshire Structure Plan and this Local Plan.In these cases, the District Planning Authoritywill consider any proposals for redevelopmentagainst the principles set out in WASP PolicyGD.7.

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3.1 Introduction3.1.1 The policies in this section of the Local Plan

build upon the overall land-use strategy for theDistrict by identifying a number of significantprinciples which will also influence and controlthe location of development.

3.1.2 It is important to ensure that development takesplace in a manner that protects importantresources and avoids the creation of conflict andhazards which would affect the quality of life ofresidents and the effective operation ofbusinesses.

3.2 Landscape and settlementcharacter

Policy PR.1

All development proposals should respect and,where possible, enhance the quality andcharacter of the area.

Proposals that would damage or destroyfeatures which contribute to the distinctivenessof the local area will not be permitted unlesssignificant public benefit would arise from thescheme. The value attached to such features bylocal communities will be taken into account.

In assessing all applications for development,thorough consideration will be given to thedetailed guidance provided in supplementaryplanning guidance adopted by the DistrictCouncil, including the District Design Guide,Countryside Design Summary and Village/TownDesign Statements.

[Recommended references: Policies STR.4, EF.10, EF.13,EF.14, DEV.1, DEV.2, COM.1, SUA.1, SUA.2]

Explanation

3.2.1 The importance of protecting the identity anddistinctiveness of towns, villages and landscapeshas taken on considerable prominence in recentyears. A common criticism is that newdevelopment tends to look the same whereveryou go. The characteristics which make placesspecial, from street pattern to individualbuildings and materials, are too often ignoredor at risk. Developers tend to strive for anational profile at the expense of localcharacter.

3.2.2 The concept of the ‘character-based approach’has gained increasing emphasis as a tool formaking planning decisions. Although initiallypromoted by the Countryside Agency forassessing landscape character, the sameprinciples are applicable to the built form oftowns and villages.

3.2.3 The District Council has actively promoted andimplemented such an approach in order toapply it to the assessment of potentialallocations in the Local Plan and also to thedevelopment control process.

3.2.4 The Countryside Design Summary was adoptedby the District Council as supplementaryplanning guidance (SPG) in September 1998.The core information used in identifying thecharacter areas which form the basis of thedocument was provided in the WarwickshireLandscapes Guidelines published by the CountyCouncil in 1993. The Landscape Guidelinesidentify the distinctive features which contributeto the character of an area such as topography,field pattern, woodland, hedgerows,settlements, highways and country lanes.

3.2.5 The District Design Guide was adopted as SPGin September 2000. The basic conceptunderlying this guide is that good design beginswith an understanding of the existingenvironment. The guide recommends a clearprocedure for those who are intending topursue a development proposal of any type andscale. This includes:

• identifying the character area within whichthe scheme is proposed;

• taking into account the characteristics ofthat area as set out in the Design Guide;

• checking any relevant Village or TownDesign Statement, Conservation Area Studyor other relevant documents;

• using the guide to identify the specificcharacteristics that make up the area inwhich the potential development site islocated; and

• demonstrating how the proposed design ofany scheme seeks to take account of thesecharacteristics.

Section 3

Meeting key development principles

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3.2.6 Both the Countryside Design Summary and theDistrict Design Guide continue to have thestatus of supplementary planning guidance inthe context of this Local Plan.

3.2.7 A further study has been undertaken to assessthe character of the landscape around Stratford-upon-Avon. The findings and implications of theStratford Town Urban Edge Study are set out inSection 7 (i).

3.2.8 Similar studies will be prepared for the fringesof other larger settlements in the District subjectto the availability of resources.

3.3 Green BeltPolicy PR.2

Within that part of the West Midlands GreenBelt in Stratford-on-Avon District, as defined onthe Proposals Map, a general presumptionagainst inappropriate development will apply.The following forms of development may bepermitted in appropriate circumstances:

(a) development necessary for the continuingoperation of agricultural holdings;

(b) the re-use and adaptation of existingbuildings for uses in accordance with PolicyCTY.2 and Policy CTY.2A;

(c) small-scale housing schemes within oradjacent to an existing settlement specificallyto meet an identified local need inaccordance with Policy COM.1 and PolicyCTY.5;

(d) outdoor sport, recreation and leisure,including the construction of essentialbuildings, which preserve the openness ofthe Green Belt and which do not conflict withthe purposes of including land within it;

(e) limited infilling or redevelopment of majorexisting developed sites, as identified on theProposals Map, for employment or otheruses which would have no greater impact onthe Green Belt or on the surrounding areathan the existing use and which would not becontrary to the overall strategy of the LocalPlan;

(f) limited extensions to existing dwellings inaccordance with Policy COM.12;

(g) the replacement of existing dwellings inaccordance with Policy COM.12; or

(h) other uses which preserve the openness ofthe Green Belt and which do not conflict withthe purposes of including land within it.

By definition all forms of new development areinappropriate within the Green Belt unless listedabove.

Explanation

3.3.1 In considering proposals for development withinthe Green Belt, full regard will be given to theextent to which the objectives defined in PPG2:Green Belts (1995) would be met by thedevelopment proposed. The policy emphasisesthe District Planning Authority’s concern toensure that the strategic functions of the GreenBelt are not jeopardised by cumulativedevelopment at the local level.

3.3.2 Whilst the District Planning Authority isprepared to accept certain forms ofdevelopment, the Green Belt is fundamentally arestraint policy and emphasis is placed on itsprotection from proposals which would threatenits rural character. Inappropriate developmentwill not be permitted unless very specialcircumstances can be demonstrated whichwould outweigh any harm by reason ofinappropriateness.

3.3.3 It is considered that proposals for the re-use ofexisting buildings which meet the rigorousrequirements of policies in relation to locationand design need not undermine the generalpurposes of the Green Belt and may bepermitted.

3.3.4 The Green Belt washes over many existingdwellings, and the limited extension andalteration of these dwellings is acceptableprovided they do not result in disproportionateadditions over and above the size of the originaldwelling. In order to ensure that extensions arenot disproportionate the District PlanningAuthority considers that cumulatively theyshould not exceed 30% of the volume of thedwelling as it existed at the time when theGreen Belt was established in 1975, or whenbuilt (if later).

3.3.5 The one for one replacement of existingdwellings may also be acceptable within theGreen Belt. However, a fundamentalrequirement which applies to the Green Belt asopposed to other areas of countryside is thatthe replacement dwelling should not bematerially larger than the dwelling it replaces.

3.3.6 The settlement hierarchy set out in Policy STR.1,and the control over development which flowsfrom this policy, insets the settlements ofAlcester, Henley-in-Arden and Studley which liewithin the Green Belt. For all other settlementsand within open countryside, the DistrictPlanning Authority will apply a rigorousconstraint over new dwellings. PPG2 does,however, give scope for the provision of limitedaffordable housing for local community needs.There may also be instances where a particularcommunity identifies the need for a other formsof housing to be provided in the village, such as

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sheltered accommodation. The District PlanningAuthority will be prepared to consider themerits of such schemes against the provisions ofPolicy COM.1.

3.3.7 There may be instances when a communityidentifies forms of need other than housing,such as employment opportunities and localfacilities, eg. a village hall. It would beunreasonable to apply the Green Belt policy toprevent a clearly identified need from being metalthough it will be necessary to show that theimpact of any such development on theopenness of the Green Belt is minimised. Inaccordance with PPG2 development to meetlocal community needs would have to bejustified by very special circumstances.

3.3.8 Outdoor sport, recreation and leisure areappropriate uses within the Green Belt. Newbuildings associated with these uses will only beaccepted where they are essential to theexisting or proposed use and where theposition, size, shape and height of the buildingwould not harm the openness of the Green Beltor conflict with the purposes of including landwithin it.

3.3.9 Annex C of PPG2 provides guidance on thefuture of major developed sites in the GreenBelt. Where such sites are identified in anadopted Local Plan, limited infilling orredevelopment may be appropriate. Thefollowing sites are identified on the ProposalsMap for the purposes of Annex C:

• Arvin Meritor (Maudslay Works), GreatAlne

• Renshaw Industrial Estate, Jewsons andAlleleys, Green Lane/The Slough, Studley

• Bearley Mill, Bearley• The Mill Industrial Park, Kings Coughton• Troy Industrial Estate and Oak House, Jill

Lane, Sambourne• Saville Tractors, Bearley• Earlswood Trading Estate• Poplars Trading Estate/Green Lane Farm,

Studley.

3.3.10 It is considered that proposals for limitedinfilling or redevelopment for employmentpurposes on these sites could help to securejobs and support the rural economy withoutfurther prejudicing the Green Belt. Proposalswill be considered against the criteria set out inAnnex C of PPG2. Other uses may beappropriate but it will be necessary in all casesto ensure that strategic planning policiesregarding the location of development areapplied.

Schedule of proposed revisions toGreen Belt boundariesLocation: Stratford-upon-Avon

Nature of revision:

To extend Green Belt designation to cover twoparcels of land abutting the north-eastern edgeof the town.

Exceptional circumstances: 3.3.11 A number of Areas of Special Restriction were

identified around the northern edge ofStratford-upon-Avon in the Local Plan coveringthe town which was adopted in 1986. Duringthe process of preparing the first District LocalPlan it became apparent that such a designationwas inappropriate where an urban area is notsurrounded by Green Belt. Consequently, theseareas were placed outside the Green Belt.

3.3.12 The District Planning Authority believes thattwo parcels of land in the Clopton area,previously identified as Areas of SpecialRestriction, should now be given Green Beltstatus. Both parcels lie within a SpecialLandscape Area and make a significantcontribution to the setting of the town and therelationship of the urban area to the WelcombeHills.

3.3.13 The largest parcel, at the northern end ofClopton Road, has been the subject ofprotracted pressure for residential developmentwhich has been successfully resisted partly onthe grounds of the landscape and ecologicalsensitivity of the site. In fact, the Local Planpromotes the site as a wildlife area in order tosecure its long-term conservation andenhancement (see Proposal SUA.A).

3.3.14 The other parcel, off Welcombe Road, is ownedby the Shakespeare Birthplace Trust whichintends to retain the undeveloped nature of theland for amenity reasons.

3.3.15 The District Planning Authority contends thatthis Local Plan is an appropriate mechanism forrationalising the Green Belt adjacent to this partof the town. There remains substantial areas ofland abutting the edge of the town whichprovide sufficient scope for development shouldthis be required in the longer term.

[Policy PR.3 has been deleted]

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3.4 FarmlandPolicy PR.4

The permanent loss of the best and mostversatile agricultural land for development willnot be permitted unless one or both of thefollowing exceptional circumstances apply:

(a) there is an overriding need for thedevelopment and suitable land of lowerquality is not available;

(b) where the use of lower grade land wouldconflict with other policies of the Local Plan.

[Recommended references: Policies CTY.4, CTY.12]

Explanation

3.4.1 Agricultural land is subject to a national systemof grading (now administered by DEFRA) basedon its potential agricultural productivity andversatility and it is land in grades 1, 2 and 3awhich is regarded as being the best and mostversatile. National planning guidance regardingagricultural land is articulated in PPS7:Sustainable Development in Rural Areas (2004).This states that where development ofagricultural land is unavoidable, the use ofpoorer quality land is preferable to that ofhigher quality, except where sustainabilityconsiderations suggest otherwise. PPS7identifies such matters that need to be takeninto account, including biodiversity, quality andcharacter of the landscape, and accessibility toinfrastructure.

3.4.2 PPS7 states that the decision whether to utilisehigh grade land for development is for eachlocal planning authority, having carefullyweighed the options in the light of competentadvice. Taking account of PPS7, the DistrictPlanning Authority aims to avoid releasing highgrade agricultural land unless exceptionalcircumstances prevail. The Authority willconsider specialist advice on agricultural landquality in the context of the wide range ofsustainability issues covered by the Local Plan.

3.4.3 The assessment of development proposals willalso have regard to other factors relating topotential impact on local agriculture, such asseverance and fragmentation of holdings,constraints on use of buildings and changes inavailability of water supplies and drainage.

3.5 Resource protectionPolicy PR.5

All development will be expected to minimisethe depletion of irreplaceable resources, such asenergy, surface and ground water, soils, habitatsand historic features. A thorough assessment ofproposals will be carried out to gauge:

(a) the extent to which such resources areaffected;

(b) the availability of appropriate alternativesites for the proposed form of developmentwhich would have a lesser effect on suchresources;

(c) the scope to minimise impact through thedesign of the development and to mitigateany proven impact;

(d) the opportunity to compensate effectivelyfor any apparent loss of resources; and

(e) the extent to which use is made of anyexisting or potential access to railway sidings.

The intended means of minimising, reusing anddisposing of demolition and construction wastematerials will be taken into account inappropriate cases.

[Recommended references: Policy DEV.1, IMP.4]

Explanation

3.5.1 One of the fundamental maxims of ‘sustainabledevelopment’ is that the earth’s resourcesshould not be depleted by the pressures whichthe human race places upon them. This policyseeks to minimise the use of all forms of non-renewable resources. Guidance on renewableenergy is contained in Policy PR.6.

3.5.2 There are a number of specific policies in theWarwickshire Structure Plan (WASP) and thisLocal Plan which deal with features ofacknowledged importance and which arecovered by some form of national or localdesignation in order to protect them fromdevelopment which would cause unreasonableharm.

3.5.3 However, any development proposal, even onewhich conforms to the general provisions of theLocal Plan and is therefore acceptable inprinciple, could cause a degree of harm to localresources in some way. In such cases, theDistrict Planning Authority will wish to considerthe entire ‘package’ of the scheme to ensurethat any negative impact is minimised as far aspossible.

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3.5.4 Furthermore, there may be potential toincorporate measures into a scheme whichpositively manage or enhance valuable featureswithin or directly associated with the site.Where appropriate, measures will be sought tocompensate for features lost or diminished as aresult of a development proposal. Circular05/2005 sets out the ‘tests’ for assessing thevalidity of seeking to secure such benefitsthrough planning conditions and obligations.

3.5.5 An important aspect of utilising the earth'sresources responsibly is to ensure that thetreatment of waste materials associated withdevelopment projects is handled effectively.This issue is emphasised in the WarwickshireWaste Local Plan. While it may not bereasonable to consider this matter in relation tosmall-scale schemes, it is justifiable to take itinto account for larger schemes or where thereis scope to treat waste materials in a particularmanner. In all cases it is the level of risk posedto the environment that shall determinewhether it is reasonable to consider thesematters, rather than the scale of thedevelopment proposed.

3.5.6 There is considerable potential to increase theuse of the rail network for carrying freight. Toassist this, it is reasonable to treat sites withgood existing or potential access to railwaysidings as a finite resource which should beutilised wherever possible and appropriate.

3.6 Renewable energyPolicy PR.6

The provision of renewable energy schemes,particularly from wind, solar and biomassresources, will be encouraged. Proposals will beconsidered against the following criteria,according to the scale and nature of the scheme:

(a) the proposed development would not have adetrimental effect on the environment andcharacter of the local area, including visualimpact and the generation of emissions;

(b) the development is located and designed in amanner which would be sensitive to thecharacter of any buildings affected;

(c) the location of the scheme does not impingeon transport routes, including aircraftflightpaths, and public rights of way; and

(d) the scheme does not cause an unreasonableadverse effect on existing dwellings andbusiness premises.

Adequate supporting information, whichassesses the extent of possible environmentaleffects and how they can be satisfactorilymitigated, should accompany any planningapplication for this form of development.

Explanation

3.6.1 PPS22 : Renewable Energy (2004) sets out theGovernment's policy advice on developingrenewable energy sources in locations wherethe technology is viable and environmental,economic and social impacts can be addressedsatisfactorily. This refers to forms of energy thatare generated by using resources that occur andrecur naturally in the environment. Its provisionand use provides the opportunity to generateenergy in a sustainable manner, withoutdepleting finite natural resources.

3.6.2 Increased development of renewable energy,together with policies on energy efficiency suchas Policy DEV.8, is vital to facilitating thedelivery of the Government's commitment onboth climatic change and renewable energy.The Government aims to cut carbon dioxideemissions by some 60% by 2050. It is alsocommitted to a target to generate 10% of UKelectricity from renewable energy sources by2010. The District Planning Authority will belooking at possible ways of exploring the fullrange of renewable energy sources, theirdiffering characteristics, locational requirementsand the potential for exploiting them, subject toappropriate environmental safeguards. It isenvisaged that the criteria set out in the policyare sufficiently robust to ensure an effectivebalance between the benefits of exploitingrenewable energy and the need to protect theenvironment.

3.6.3 Renewable energy schemes can take variousforms and scales. Planning applications for anysuch schemes must be formulated in order toreflect their characteristics and location. Wheresmall scale schemes are proposed, thecumulative effect of such schemes should beconsidered. Where large schemes are promoted,impact on adjoining land uses, residentialamenity and access will be thoroughly assessed.

3.6.4 Renewable wind energy schemes will beencouraged in the District. However, anyproposal will be fully investigated, withparticular consideration being given to thecreation of visual and noise impact. It is unlikelythat large-scale wind farms will be feasible orappropriate in the District.

3.6.5 Solar energy is considered to be the cleanestform of renewable energy. However, it can havea visual impact on the landscape and on thecharacter of buildings which requires carefulattention.

3.6.6 Biomass also provides considerable potential forenergy production, particularly in a rural districtsuch as Stratford-on-Avon. If biomasstechnology is to be applied, then regard shouldbe given to combined heat and power (CHP)schemes in order to maximise energy efficiency.

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3.6.7 Despite their benefits, proposals for developingrenewable energy resources must be carefullyweighed against the need to protect theenvironment. Supporting information should beprovided to demonstrate that consideration hasbeen given to mitigating adverse impactsthrough careful location, design and layout.

3.6.8 In assessing proposals in designated areas, abalanced approach should be adopted to takeinto full account specific features or qualitieswhich justified designation and the widercontribution to reducing emissions ofgreenhouse gases.

3.6.9 Where required, an Environmental Statementmust be prepared and submitted with theplanning application in accordance with therelevant environmental assessment regulations.

3.7 Flood defencePolicy PR.7

Development in an area at risk from flooding willonly be permitted where all of the followingcriteria are met, as fully demonstrated by a floodrisk assessment submitted with the planningapplication appropriate to the scale and natureof the proposed development and the level offlood risk posed:

(a) the type of development is appropriate to thelevel of flood risk associated with its location;

(b) it is clear that no reasonable option would beavailable in a location of lower risk;

(c) it would not reduce the capacity of thefloodplain to store floodwater;

(d) it would not impede the flow of water in thefloodplain;

(e) it would neither exacerbate existing floodingproblems nor increase the risk of flooding on-site or elsewhere;

(f) it would not result in development whichwould be subject to regular flooding;

(g) it would not necessitate the construction ofnew flood defences to achieve adequateprotection from flooding, or existing flooddefences protect the site to an appropriatestandard and provision is made for theirmaintenance for the lifetime of thedevelopment;

(h) in the case of dwellings proposed in high riskareas, it is evident that safe dry access wouldbe available to land subject to lesser risk; and

(i) it would not have any adverse impact on theenvironmental, nature conservation,geological and archaeological assets of thefloodplain.

Development proposals in areas subject to littleor no flood risk may still require flood riskassessments. If it is evident that proposals wouldexacerbate existing flooding problems, or giverise to new flooding problems, then permissionwill not be granted.

Explanation

3.7.1 It is apparent that instances of flooding arebecoming more frequent across the country.Many parts of Stratford-on-Avon District wereseriously affected by the Easter 1998 floods.The Government’s policy is to reduce as far aspracticable the risk to people and theenvironment from flooding. A fundamental wayof assisting this is to ensure that flood risk isproperly taken into account in the planning ofdevelopment and that measures are taken toreduce the risk of flooding.

3.7.2 Government guidance in PPG25: Developmentand Flood Risk (2001), emphasises the need fora precautionary approach to development inflood risk areas in accordance with theprinciples of sustainable development and thelikely impacts of climate change. PPG25 statesthat local authorities should apply a risk-basedapproach to the preparation of developmentplans and development control decisions andsets out a sequential test to assist such anapproach. Policy PR.7 has been drawn up in thecontext of the sequential test and the DistrictPlanning Authority will take account of the testin its development control decisions.

3.7.3 The District Planning Authority will consult theEnvironment Agency (EA) on any developmentproposal which affects floodplains or couldexacerbate the risk of flooding in any way. Theoverall aim is to avoid inappropriatedevelopment in flood-risk areas and to ensurethat new development does not lead toadditional flood risk. Furthermore, the policyaims to prevent the construction of buildingswhich would be liable to regular flooding,whatever the purpose of the building. Suchbuildings would provide unsatisfactory or evenunsafe conditions for future occupants andusers. The Authority is also concerned to avoidthe creation of domestic curtilages which wouldhave the potential for regular flooding. Thecreation of such curtilages would equate to theprovision of an inadequate standard of amenity.

3.7.4 The EA has published indicative floodplain mapsfor the ‘main river’ system within the Districtunder Section 105 of the Water Resources Act1991. These maps are based on theapproximate extent of floods with a 1%probability occurrence for rivers or, where this isgreater, the highest known flood. Although themaps represent the best information available,they are indicative only and for main rivers

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applicants are advised to seek confirmationfrom the EA as to whether a site lies within afloodplain. For all other watercourses, in thefirst instance a similar enquiry should be madeto the District Council which is the LandDrainage Authority for such watercourses. TheEA should also be contacted to ascertainwhether they hold further information.

3.7.5 It is anticipated that development within the 1in 100 year floodplain will be severelyconstrained unless its impact is minimal or canbe compensated for in an effective manner. Theviews of the EA and the District Council's landdrainage specialists on any such matter willguide the District Planning Authority's decisionin each case.

3.7.6 It is also important to consider the potential forincreasing flood risk downstream due to runofffrom built development. The value ofsustainable drainage systems (SUDS) is nowrecognised as a means of controlling run-offfrom new development throughout rivercatchments and not just in the floodplain itself.Policy DEV.7 sets out in more detail theAuthority’s pro-active stance on the provision ofSUDS as an integral part of developmentschemes.

3.7.7 Other flooding problems are identified fromtime to time in locations outside floodplains, inrelation to minor watercourses, inadequateculverts, blocked ditches, etc. In such areas itwill be necessary to take into account the risk offlooding in the location and design ofdevelopment.

3.7.8 It is the responsibility of the developer toinvestigate and evaluate the extent of risk fromflooding. Where the proposed scheme fallswithin an area at risk from flooding or mayincrease the risk of flooding in any way, thedeveloper will be required to submit a detailedFlood Risk Assessment (FRA) in accordancewith the requirements of PPG25, Appendix F.The scope and content of such an assessmentwill need to reflect the nature and scale of theproposed development as well as the level offlood risk posed. For example, a comprehensiveFRA will not normally be required in relation toapplications by individual householders forminor extensions, in line with PPG25 para.58.The FRA will need to identify the likelyfrequency and impact of flooding, taking intoaccount the adequacy of flood defences, theeffect the development will have both on andoff-site and an assessment of the impact ofclimate change. In addition any works in, under,over or within 8 metres of a main river or anyculverting, require the prior formal permissionof the EA. Extensive culverting of anywatercourse will be resisted.

3.7.9 The undertaking of a Flood Risk Assessment isan essential element in the overall assessmentof the economic viability of the development aswell as its acceptability in planning terms. It willinform the planning decision and shouldidentify any necessary design and mitigationmeasures. Failure to provide an appropriateassessment could be a reason for refusingplanning permission. FRAs will be subject to fullscrutiny by the Environment Agency or theDistrict Council's own specialists.

3.7.10 The submission of a FRA does not automaticallymean that a proposal is acceptable in flood riskterms. It must demonstrate that thedevelopment can proceed without creating anunacceptable flood risk to future occupants orelsewhere.

3.8 Pollution controlPolicy PR.8

Planning permission will not be granted fordevelopment which could give rise to air, noise,light or water pollution or soil contaminationwhere the level of discharges or emissions issignificant enough to cause harm to other landuses, health or the natural environment. Theeffectiveness of proposed mitigation measureswill be fully taken into account.

Explanation

3.8.1 The control of pollution is a complex processinvolving local authorities and a wide range ofother statutory bodies. Government advice inPPG23: Planning and Pollution Control (1994)is that the planning system should not duplicatecontrols which are the statutory responsibility ofother bodies. However, pollution impacts arematerial planning considerations which shouldnot be ignored in the making of planningdecisions.

3.8.2 PPG23 indicates that the consideration ofdevelopment proposals should take intoaccount the full range of pollution factors.These include the need to separate potentiallypolluting and other land uses to reduceconflicts, the possible impact of potentiallypolluting development on land use and theneed to protect natural resources and improvethe physical environment.

3.8.3 This policy indicates the District PlanningAuthority’s concern to ensure that the impact ofsources of pollution is given sufficient weight inthe development control process. It coversfactors such as the sensitivity of the locality topollution effects and the existence of featureswhich could be prone to damage frompollution, the loss of amenity which may arisethrough pollution, the extent of contaminationof the site, the potential polluting effects of

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vehicles accessing a site, the hours of operationof a development where this may have animpact on neighbouring land uses, and thepossibility of nuisance arising from the land use.

3.8.4 In a rural area such as Stratford-on-Avon Districtagriculture plays an important part in the localeconomy and modern farming practices canhave pollution effects, such as may arise whenthe effluent from intensive animal rearing is notproperly managed. Specialised processes andland uses, even on a small scale, can causeproblems and these may not be limited to theimmediate surroundings of the site. Forexample, heavy goods vehicles servicing abusiness can bring noise and exhaust pollutionto a wider area, while the illumination of a sitemay mar the landscape or the night sky, as wellas having a negative impact on adjoiningresidential properties.

3.8.5 It should be noted that the Integrated PollutionPrevention Control system introduced by theEnvironmental Protection Act 1990 requires theEnvironment Agency to regulate certainindustrial processes which are considered tohave the greatest potential for harming theenvironment, in addition to controls which fallwithin the sphere of town and countryplanning. There is also a separate regulationsystem for water and air pollution administeredby the District Council.

3.8.6 The District Planning Authority recognises theneed for close co-operation between thedifferent agencies to determine the potentialpollution effects of a proposed developmentand the extent to which such effects can bemitigated through appropriate design andconstruction and through on-going regulation ofthe processes which the development isintended to accommodate. It is possible that,even taking account of the extent to whichpollution can be controlled through theseseparate regulation systems, the potentialimpact of a proposed land use on a locality andits existing land uses could still be sufficientlydetrimental to justify refusal of planningpermission.

3.8.7 The need for development to utilise acceptablemethods for discharging sewage is emphasised,in accordance with Circular 03/99. It may benecessary to obtain discharge consent from theEnvironment Agency in certain cases.

3.9 Hazardous substancesPolicy PR.9

Proposals for new installations which wouldinvolve the storage of hazardous substances willnot be permitted where such developmentwould pose a significant risk to local residents,businesses and other uses in the vicinity.

The same consideration will apply to proposalsfor new development on sites which are in closeproximity to locations where hazardoussubstances are stored.

Explanation

3.9.1 There are several installations within the Districtwhich incorporate the storage of hazardoussubstances in quantities large enough for themto be subject to the controls afforded by thePlanning (Hazardous Substances) Act 1990 andthe Planning (Hazardous Substances)Regulations 1992. This legislation requires thatthe operators of such installations apply for‘hazardous substances consent’ (HSC) from the‘hazardous substances authority’, usually theDistrict Council, for the storage of substanceswhich present dangers to people through suchproperties as toxicity or inflammability.

3.9.2 It is unlikely that development will be permittedin the immediate vicinity of any suchinstallations. The District Planning Authority willcritically assess a development proposal in thelight of potential danger to future occupants orusers from some form of accident.

3.9.3 A similar critical assessment will apply inrelation to any proposed expansion of theexisting installations or in relation to theproposed establishment of new installations.

3.10 Safeguarded land Policy PR.10

In order to facilitate improvements to transportinfrastructure the following routes within theDistrict, as shown on the Proposals Map, will besafeguarded:

Trunk Road schemes

1. M42 widening from junction 3A northwardsto the District boundary

2. A46 Alcester to Stratford-upon-Avon

County Road schemes

3. Bridgeway Improvements, Stratford-upon-Avon

4. Portobello Roundabout (A429)

5. Hockley Heath Bypass (that part withinStratford-on-Avon District)

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Railway schemes

6. Stratford to Cheltenham railway line from theGreenway Car Park, Stratford-upon-Avon,southwards to the District boundary

Other transport schemes

7. Between Alcester Road and BirminghamRoad, Stratford-upon-Avon (including links toWestern Road and Maybrook Road) fortransport purposes

8. Between the Greenway Car Park and the railheadshunt south of Alcester Road, Stratford-upon-Avon for transport purposes

There will be a presumption againstdevelopment which would prejudice theimplementation of any of the above schemes.

Explanation

3.10.1 Government guidance makes it clear thatdevelopment plans should safeguard land forfuture transport schemes, including those whichmay not necessarily be taken forward during theplan period. This is considered essential toprotect such land from being lost to otherdevelopment.

M42 widening 3.10.2 The Government Office for the West Midlands

commissioned consultants to undertake a Multi-Modal Study to identify options for improvingthe transport network. The Study has identifiedthe need to widen the M42 to four lanes plushard shoulder between Junction 3 and the M40(Umberslade Interchange) with capacityimprovements to Junction 3A, and to five lanesplus hard shoulder between the M40 andM6/M6 (toll). Until a detailed appraisal of thealignment for the widening has beenundertaken, it is essential that the land besafeguarded.

A46 Alcester to Stratford-upon-Avon3.10.3 The scheme was promoted in the 1990s but

was withdrawn from the Road Programme in1996. Consequently, the TR111 was cancelled.However, the contribution that thisimprovement scheme would make has beenrecognised in the West Midlands RegionalSpatial Strategy. The scheme has been identifiedas a priority scheme for investment and theHighways Agency has confirmed the likelihoodof reintroducing the scheme in theirprogramme.

Bridgeway Improvements3.10.4 This scheme involves the widening of Bridgeway

and making other highway alterations to allowtwo-way traffic. New junctions would beconstructed at Bridgeway/Warwick Road andGuild Street/Warwick Road. Two-way flowsalong Bridgeway and Warwick Road willincrease potential dangers to pedestriansseeking to cross these roads and the satisfactoryresolution of these difficulties is an essentialprerequisite of any detailed proposal.

Portobello Roundabout3.10.5 This junction has in the past had one of the

worst accident records in Warwickshire. Thisproposal was originally aimed at reducing theaccident rate at the junction. However, a localsafety scheme introduced in the area has beenfairly successful in reducing accident rates. Thistrend will be monitored and the need to reviewthe scheme to assess its effectiveness inimproving safety at the junction isacknowledged in the Local Transport Plan. It istherefore still an approved scheme in theCounty Council's transport programme.

Hockley Heath Bypass 3.10.6 The majority of the proposed road scheme is

within Solihull Borough, although 900 metresare within Stratford-on-Avon District. Thescheme is retained in the adopted SolihullUnitary Development Plan at least until thetraffic effects of the M40 have been fullyobserved in practice.

Former Stratford to Cheltenhamrailway line

3.10.7 The route of the former line between StratfordRacecourse and Long Marston was safeguardedfor the reinstatement of a railway in the originalDistrict Local Plan. This reflected the extent ofthe route currently in public ownership. Untilrecently, it had been assumed that the prospectof reopening the line was uncertain and long-term, being dependent on the efforts of privatecompanies promoting leisure-based attractions.More recently, however, the possibility ofreopening the railway line connectingHoneybourne and Stratford-upon-Avon hasbeen raised by Railtrack (now Network Rail) inthe context of its importance to the national railnetwork. Consequently, it is considered to beappropriate to safeguard the entire route withinthe District southwards from the Greenway carpark, adjacent to Seven Meadows Road. Thereinstatement of the railway will require a shortdiversion alongside recent industrialdevelopment near Long Marston (see Inset Map5.1).

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3.10.8 The route runs through an Area of Restraint, asdefined on the Proposals Map, and adesignated Ecosite. The District PlanningAuthority will ensure that appropriatemitigation measures will be introduced as partof any scheme to minimise any adverse impacton these important designations.

Between Alcester Road andBirmingham Road, Stratford-upon-Avon

3.10.9 A route from Alcester Road to BirminghamRoad is safeguarded for transport purposes. Thiswill allow for the provision of transport relatedfacilities as part of the future transport strategyfor the town. Those facilities will not include aconventional road open to all traffic but may,subject to further studies, provide for a sectionof the route to be available for use only forbuses, pedestrians and cyclists. The northernsection of the route is committed throughplanning permissions on land to the west ofBirmingham Road, and developmentcompatible with this objective will be guided byother policies in the Plan.

Between the Greenway Car Park andAlcester Road, Stratford-upon-Avon

3.10.10 Safeguarding this route for transport relatedpurposes does not preclude it from being usedpartly for a railway. The section betweenEvesham Place and public footpath SD44 is adisused railway line on which a new footpathand cycleway link has been provided. A newroad from Evesham Place to Alcester Road isnot envisaged, nor is any change to the existingrail headshunt immediately to the north of thesafeguarded land.

3.10.11 The remainder of the route from Evesham Placeto the Greenway Car Park is used as a publichighway. The District Planning Authority takesthe view that the safeguarded route is animportant transport corridor through the townwhich should not be compromised by anyfuture development. The District Council isaware of the aspirations of Network Rail andother rail organisations for this link to be usedas part of the national rail network. However, acase is not sufficiently proven for a firmcommitment to be made at this stage. All theimplications of reinstating the railway throughthe town will be considered and this will includea full assessment of environment impacts.

3.11 ’Bad neighbour’ usesPolicy PR.11

The re-use of a ‘bad neighbour’ site forappropriate alternative development may bepermitted. To be acceptable it will be necessaryto prove that:

(a) the present use of the site has been the causeof prolonged environmental conflict; and

(b) demonstrable environmental benefit willresult from the redevelopment and re-use ofthe site.

[Recommended references: Policies STR.4, COM.16]

Explanation

3.11.1 There can occasionally be sites which containabandoned buildings in a dangerous condition,or which support sources of a significantnuisance, e.g. smell, noise, etc. These sites canprove problematic to the amenity of thesurrounding area and fall outside the scope ofthe controls and mitigating measures whichcould be afforded by Integrated PollutionControl.

3.11.2 Very occasionally, proposals are presented tothe District Planning Authority which involvethe redevelopment of sites which have anexisting use that creates environmental conflict.In such circumstances, the Authority will not beunsympathetic to proposals providing that theywill result in positive environmentalimprovement. This does not necessarily meanthat the use of the site will alter and PolicySTR.4 makes it clear that commercial usesshould be retained wherever possible. Adocumented history of environmental conflictwill be expected in order to justify aredevelopment scheme.

3.11.3 There are, however, certain businesses whichhave caused environmental problems throughbeing located in predominantly residentialareas. Where such cases exist, the DistrictPlanning Authority will keep under review theneed to make alternative land available toaccommodate such uses and will work with thecommunity to resolve such conflicts in everypractical way possible.

3.11.4 A particular site at Bleachfield Street, Alcester,has been specifically allocated for residentialdevelopment (see Proposal ALC.B). Industrialactivities on this site have caused difficulties andcomplaints in the past because of theirproximity to more recent residentialdevelopment.

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3.11.5 There are also examples around the Districtwhere large-scale agricultural activities can havea considerable impact on a local area,particularly where residential properties lie closeby. Proposals for the expansion of suchintensive agricultural operations will beconsidered rigorously and if the necessarycontrols to limit their impact cannot be assuredsuch expansion will not be permitted. In somecases it may be appropriate to encourage therelocation of such operations onto suitablealternative sites.

3.11.6 It is not the District Planning Authority’sintention to permit the redevelopment of ‘badneighbour’ sites where this would involvedetrimental impact on the natural and historicheritage of the District.

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4.1 Introduction4.1.1 The natural and built environment makes a vital

contribution to the character of Stratford-on-Avon District and it is essential that the qualityof these features is protected and, whereverpossible, enhanced.

4.1.2 The policies in this section of the Plan reflectthe value which we place on these resourcesand the need to sustain them for futuregenerations to enjoy. However, thecustodianship of the local environment does notmean that all forms of change should beresisted. The principle to be applied in assessingthe impact of development proposals will bebased on the relative value of the asset innational, regional and local terms, and theextent to which change can be beneficial to thelonger-term maintenance of the featureinvolved.

4.2 Cotswolds Area ofOutstanding Natural Beauty

Policy EF.1

The special qualities of those parts of theCotswolds Area of Outstanding Natural Beautywhich lie within Stratford-on-Avon District, asdefined on the Proposals Map, will be protectedand, where opportunities arise, be enhanced.Development proposals should be founded on ahigh degree of sensitivity towards the naturalbeauty of the landscape and towards the specialqualities and features that contribute to thedistinctive character of the area. Proposalswhich would have a detrimental impact on theAONB will not be permitted, whether locatedwithin the AONB or outside the designated area.Assessment of proposals will also take intoaccount the potential cumulative impact ofdevelopment, particularly in relation to therurality and tranquillity of the area.

Sport and recreation facilities may be acceptableif no adverse effect on the character of the areawould be caused.

The impact of development proposals on theeconomic and social well-being of the area willbe taken into account, including the specificneeds of agriculture.

Explanation

4.2.1 The primary purpose of Areas of OutstandingNatural Beauty (AONB) is the conservation andenhancement of natural beauty which includesprotecting flora, fauna and geological as well aslandscape features, while the conservation ofarchaeological, architectural and vernacularfeatures is also important.

4.2.2 AONB designation does not rule out all forms ofdevelopment but the District Planning Authorityis not prepared to permit schemes which wouldbe detrimental to the character of the area. It isfor architects and designers to put forwardproposals which reflect an appreciation of, andsympathy for, the special character of the area.

4.2.3 It is, however, accepted that farming underpinsthe rural economy and that specialconsideration may need to be given toproposals which are reasonably required for theviable operation of established agriculturalholdings. This approach is in line with theCountryside Commission’s 1991 PolicyStatement on AONBs and Government policy asstated in PPS7: Sustainable Development inRural Areas (2004). These documents alsomake reference to the needs of localcommunities and the District Planning Authoritywill take account of the need to sustain theeconomic and social well-being of the area.

4.2.4 In assessing proposals for development withinthe AONB, the District Planning Authority takesa broad view of factors which contribute to‘natural beauty’. The landscape of theCotswolds has evolved over many centuries andclearly shows the influence of humanendeavour. The latter has given rise to manytypical Cotswold characteristics such as drystone walls, stone buildings and historicmonuments. The role which the builtenvironment and historic heritage has had inshaping the Cotswolds landscape will be takeninto account when considering developmentproposals, in addition to the contribution ofnatural features.

Section 4

Protecting and enhancing environmentalfeatures

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4.2.5 Small-scale sport and recreation facilities may beacceptable within the AONB. New buildingsassociated with such uses will only beacceptable where the position, shape, size andheight of the building would not harm thespecial character of the AONB.

4.2.6 Assessment of major development proposalswithin the AONB will include considerationagainst the criteria listed in para. 22 of PPS7.These criteria relate to national interest, impacton local economy, alternative locations forschemes and detrimental effect on theenvironment and landscape

4.2.7 Development proposals which are likely toadversely affect the setting of the AONB willalso be resisted.

4.3 Special Landscape AreasPolicy EF.2

The high landscape quality of the SpecialLandscape Areas, as defined on the ProposalsMap, will be conserved and protected byresisting development proposals that wouldhave a harmful effect upon the character andappearance of the landscape.

[Recommended references: Policy SUA.1]

Explanation

4.3.1 The Warwickshire Structure Plan Key Diagramindicates the general extent of several SpecialLandscape Areas (SLAs) which lie within, orpartly within, Stratford-on-Avon District. Theseare: Arden, Cotswolds Scarp Slopes, FeldonParklands and Leam Valley.

4.3.2 The SLAs date from the County Landscape Planwhich was published in 1978 although theresearch upon which the definition of theseareas is based originates from the early 1970swhen the Coventry, Solihull and WarwickshireSub-Regional Study was prepared. The researchconcentrated on the scenic beauty of thelandscape rather than assessing the distinctivecharacteristics of different areas within thecounty. The policy is consistent with the spiritand purpose of the Structure Plan’s designationof SLAs and focuses upon controlling forms ofdevelopment which could be damaging tolandscape quality.

4.3.3 To assist development control, the DistrictPlanning Authority has defined more detailedboundaries for the SLAs on the Proposals Map.Definition of these boundaries has been on thebasis of landscape quality using, as far aspossible, identifiable features in the landscapesuch as roads, canals and hedges. With regardto the definition of SLA boundaries aroundsettlements, the District Planning Authorityconsiders that smaller villages and the

landscape features within them contribute tothe quality of SLAs and, for that reason, thisdesignation washes over such settlements. TheMain Rural Centres which lie within an SLAhave been excluded from the designation tocoincide with the built-up area boundariesdefined for them.

4.3.4 In applying this policy, the District PlanningAuthority will take into account the ‘character-based approach’ which has recently takenprominence as a means of assessing the impactof development on the landscape. TheWarwickshire Landscape Guidelines, publishedby Warwickshire County Council in 1993,identify those features which contribute to thequality of the landscape. The District Council’sCountryside Design Summary and DistrictDesign Guide, together with individual VillageDesign Statements endorsed by the Authority,all develop this approach and provide valuableguidance in this respect.

4.3.5 Assessment of development proposals will haveregard to cumulative impact. On an individualbasis some proposals may seem innocuous butthey could form part of a general trend towardsdecline in the quality of the landscape. TheDistrict Planning Authority will also considerwhether proposals close to, but outside, an SLAwould significantly harm the visual quality ofthe landscape within the area designated.

4.3.6 While the District Planning Authority isconcerned to protect the scenic quality of theSLAs, it accepts that there are forms ofdevelopment which are appropriate to theseareas. In other words, SLAs should not be seenas a complete bar on development. On thecontrary, proposals can include measures whichare intended to maintain or enhance landscapequality, while others relate to services, facilitiesand employment important to localcommunities. The Authority will take intoaccount these positive aspects when assessingproposals within the SLAs.

4.4 Areas of RestraintPolicy EF.3

In the Areas of Restraint, as defined on theProposals Map, development will only bepermitted where:

(a) it would be ancillary to agriculture or existingauthorised uses;

(b) it would not harm or threaten the generallyopen nature of the area, taking into accountany possible cumulative effects; or

(c) exceptional circumstances can bedemonstrated.

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Explanation

4.4.1 The overriding intention of Areas of Restraint(AoRs) is to protect their inherently opencharacter because of the valuable contributionthey make to the character of the settlement.This may take the form of significant areas ofopen space within the urban area or a physicalfeature which is important in establishing itssetting.

4.4.2 It is not intended to restrict all forms ofdevelopment within AoRs. There is a wide rangeof activity supported by each of them, mainly ofan agricultural or recreational nature. It isreasonable to allow these uses to be maintainedand to take account of their needs. On thatbasis, various forms of ancillary developmentmay be appropriate, including limited extensionor alteration to existing buildings, buildingsrelated to existing or proposed outdoor sportand recreation facilities, extensions tocemeteries, farm diversification and small-scaleadditions to existing groups of farm buildings.

4.4.3 The policy does not preclude other forms ofdevelopment within AoRs. Proposals will beassessed against the second criterion and otherrelevant policies of the Local Plan. Examplesmay include replacement dwellings, agriculturaldwellings and the conversion of rural buildings.

4.4.4 Exceptional circumstances may arise wherebyproposals in Areas of Restraint for moresubstantial forms of development merit thesupport of the District Planning Authority.Support will only be given where a proposalwould have demonstrable benefits andcontribute significantly to meeting Local Planobjectives. Proposals will also need todemonstrate that no alternative site outside theArea of Restraint would be feasible.

4.5 Historic landscapesPolicy EF.4

The protection and maintenance of the historiccharacter of the landscape will be soughtthrough the careful assessment of planningapplications. In particular, permission will not begranted for development which would have adetrimental impact on historic landscapecharacter.

Opportunities to enhance such features as partof development proposals or through specificinitiatives will be promoted.

Explanation

4.5.1 Local authorities are encouraged to undertakecharacterisation assessments of the historicdimension of their areas. Warwickshire Museumand the District Planning Authority intend toundertake a programme of research along these

lines, and the results of this work will provide aframework for taking historic landscapecharacter into account in the assessment ofdevelopment proposals and other aspects ofland use. The research will follow principlesalready established by similar exercises,including the Cotswolds AONB HistoricLandscape Assessment.

4.5.2 While there is as yet a relative lack ofinformation on the wider historic landscape,there are some sources of data currentlyavailable which can assist in building a pictureof the historic patterns of landscape. The mainsource is the Warwickshire Sites andMonuments Record maintained byWarwickshire Museum Field Services. Twoparticular aspects are covered by registerscompiled by English Heritage relating to Parksand Gardens of Special Historic Interest andBattlefields. The former is considered in moredetail in Policy EF.5, while the latter includes thesite of the Battle of Edgehill which lies withinthe District. The District Council is proposingthe creation of a Visitor Centre for theBattlefield (see Proposal CTY.E). Although theseregisters do not involve additional statutorycontrols, the effects of any development onregistered sites is a material consideration in thedetermination of planning applications. Thelocation of the registered parks and gardens andthe battlefield is shown on the Proposals Map.

4.6 Parks and Gardens of HistoricInterest

Policy EF.5

The conservation and enhancement of parks andgardens of historic interest will be encouraged.Development which adversely affects theirappearance, character, setting or possiblerestoration will not be permitted. Particularaccount will be taken of potential harm to thosefeatures and qualities which provide the basisfor the inclusion of the park or garden in thenational Register or Sites and MonumentsRecord.

Explanation

4.6.1 Parks and gardens contribute significantly to thehistoric landscape of Stratford-on-Avon District,often associated with individual listed buildings,but also in many cases as features of specialhistoric interest in their own right.

4.6.2 English Heritage maintains a Register of Parksand Gardens of Special Historic Interest inEngland and this includes twelve which arelocated in Stratford-on-Avon District (seeAppendix 1).

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4.6.3 The sites are shown on the Proposals Map. Itshould be noted that where boundaries ofregistered parks and gardens are shown on InsetMaps, they are the District Planning Authority’sinterpretation of English Heritage’s small scaleplans that derive from desk-based research.They should not be regarded as necessarilyshowing the definitive position of the boundary.Consultation with English Heritage may beneeded to establish the latter.

4.6.4 Local planning authorities are advised in PPG15:Planning and the Historic Environment (1994),to safeguard registered parks and gardens whenplanning for new development. The Registerdoes not include all parks and gardens ofhistoric significance. Further sites of localinterest are listed in the Warwickshire Sites andMonuments Record (SMR) maintained byWarwickshire County Council.

4.6.5 The District Planning Authority recognises thatopportunities may arise for the repair,restoration and management of historic parksand gardens in relation to developmentproposals. Because of the sensitivity of historicparks and gardens, particularly those of nationalimportance, the Authority is unlikely to grantoutline planning permission for schemes.Planning applications need to include full detailsof proposals.

4.6.6 Where proposals are made which directly affecthistoric parks or gardens, the District PlanningAuthority will expect those submitting schemesto include an historical assessment of the parkor garden in question. The findings of such anassessment will be taken into account in thedetermination of the proposal.

4.7 Nature Conservation andGeology

Policy EF.6

Features of nature conservation and geologicalvalue will be protected in the following ways:

(a) not permitting development likely to destroyor damage, either directly or indirectly, adesignated or proposed European site, or aSite of Special Scientific Interest (SSSI);

(b) assessing development and land use changelikely to have an adverse impact upon a sitewhich is subject to a local ecological orgeological designation, or is of substantivenature conservation or geological value,against the importance of the site and theextent to which that impact can be subject tomitigating or other compensatory measures;and

(c) seeking to ensure the protection and long-term management of features of significantecological and/or geological importance suchas wildlife corridors, links or stepping stonesand fossil sites.

Where appropriate, the management of suchfeatures will be secured through the use ofconditions and/or planning obligations.

In all cases, the scope for mitigation andcompensatory measures will be thoroughlyassessed and secured where appropriate toensure that any adverse ecological or geologicalimpact is minimised as far as possible.

[Recommended references: Policy DEV.2]

Explanation

4.7.1 Within this global framework, national policiesare intended to contribute to the conservationof the abundance and diversity of British wildlifeand its habitats, or to minimise the adverseeffects on wildlife where conflict of interest isunavoidable. The Government sees localauthorities as having an important role infurthering such objectives and looks to them totake into account nature conservation interestswherever relevant to local decisions.

4.7.2 Amongst designated sites are Sites of SpecialScientific Interest (SSSIs). A list of SSSIs withinthe District is provided in Appendix 2. They arealso shown on the Proposals Map.

4.7.3 There are also several Local Nature Reserves(LNRs) within the District. LNRs are habitatsand sites of local significance that can make auseful contribution both to nature conservation,geological science and education. These are alsoindicated on the Proposals Map and listed inAppendix 3.

4.7.4 Many other sites and features within the planarea are subject to non-statutory designations.Non-statutory designated sites of ecologicalvalue are currently referred to as Ecosites. Non-statutory sites designated for their geologicalimportance are referred to as RegionallyImportant Geological Sites (RIGS), of whichthere are currently thirty in the District. Bothgeological and ecological sites of substantivevalue are now referred to as Sites of Importancefor Nature Conservation (SINCs). TheWarwickshire Biological Records Centre and theGeological Localities Record Centre (GLRC),maintained by Warwickshire County Council,hold information on Ecosites, RIGS and the newSINC system.

4.7.5 Stratford-on-Avon District has not escaped theloss of wildlife habitat, although new initiativesemphasising and involving stewardship of thecountryside are bringing about improvements inthe area of ecological diversity. The Authority,

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working in partnership with English Nature,Warwickshire Museum and WarwickshireWildlife Trust, will undertake a review of SINCSsin line with recognised and agreed criteria andprocedures. This review will be part of the‘Wildlife Sites Project’ (WSP) taking placeacross Warwickshire, Solihull and Coventry. Allsites selected in this way will be protected underthis policy. Until the WSP is completed all sitesidentified as potential SINCs will be subject tothis policy unless it can be shown that they donot meet the criteria for site selection.

4.7.6 Recent Government policy documents havegiven prominence to biodiversity as an issuethat needs more action on the part of planningauthorities and other organisations. There isconcern that the diversity of habitats andspecies continues to be eroded and fragmented.Therefore, there is a need to safeguard fromdevelopment the slim resources that remain.The Local Biodiversity Action Plan forWarwickshire, Coventry and Solihull has asignificant role to play regarding this issue. Itwill contain habitat and species action plansand will need to be taken into account whenassessing the impact of development proposalson nature conservation.

4.7.7 Geological sites have also been under pressure,particularly through landfill, and this hasresulted in the concealment of important strata.Developers involved in schemes which mayaffect geological strata of scientific importancewill be requested to allow WarwickshireMuseum staff access to development sites forrecording/collecting purposes. This also includesschemes where features of geological interestare revealed while development is being carriedout. Developers may be required to inform theMuseum when geological strata are visible andaccessible and to provide the Museum withgeological research data pertaining to the site.

Policy EF.7

The retention, protection, management, andwhere appropriate, creation of wildlife habitatsand geological features will be pursued in orderto improve ecological diversity, contribute togeological science and assist in achievingBiodiversity and Geodiversity Action Plantargets.

Opportunities for integrating ecological andgeological features into development proposalswill be thoroughly investigated and, whereappropriate, secured.

Where appropriate, such areas may bepromoted for educational, recreational and/oramenity purposes.

Explanation

4.7.8 Government advice indicates that localauthorities should make a positive contributionto nature conservation in their areas. TheDistrict Planning Authority is keen to do thisand is aware, through expert advice providedon a regular basis by the Warwickshire Museumand through other research, such as theStratford-upon-Avon Landscape Study, that theecological diversity of the Plan area has been indecline for many years, largely through theerosion of habitat caused by intensive land usein an area of productive agriculture. The loss ofsites of geological interest has also occurred,particularly through the infilling of disusedquarries. The Authority wants to help to arrestthese trends. Furthermore, a positive stance inrelation to the ecology of the district is alsoessential if the District Council is to play asignificant role in the achievement of the targetsof the Local Biodiversity Action Plan asdescribed in the explanation to Policy EF.6.Geological conservation would also benefitthrough a positive stance towards the proposedLocal Geodiversity Action Plan and othergeological management initiatives.

4.7.9 A direct way in which the local authorities canmake a positive contribution to ecological andgeological enhancement is to manage their ownland holdings in ways which help wildlife andassist geological science. These include thecreation of Local Nature Reserves (LNRs) onland in public ownership. The District Councildesignated the Welcombe Hills, on the northernedge of Stratford-upon-Avon, an LNR in 1998.This was extended in 2000 to incorporateadjacent land at Clopton Park. These decisionswere taken in recognition of the significantecological value of the area.

4.7.10 Local planning authorities have powers to makemanagement agreements with privatelandowners and occupiers to ensure that areasof land are managed in ways which achieveconservation objectives. The agreements canimpose restrictions and obligations onagricultural practice and are enforceable againstsuccessors in title to the land. Compensationcan be paid for the effects of restrictions on theland’s productivity. Ecological and geologicalenhancement can also be facilitated in relationto development proposals through planningobligations or planning conditions.

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Policy EF.7A

Development and other land use changes thatmay have an adverse impact on protected, rare,endangered or other wildlife species ofconservation importance will not be permittedunless compensatory measures necessary toprotect the species, minimise disturbance andprovide alternative habitats to sustain orenhance the population can be secured by meansof planning condition, planning obligation orother appropriate method.

Explanation

4.7.11 The presence of protected species is a materialconsideration in the planning process as set outin PPS9: Biodiversity and GeologicalConservation (2005). PPS9 refers to varioussites of value identified through internationalconventions, European Directives and nationaldesignation. Species of conservation importancealso include the following: species listed byDEFRA in accordance with Section 74 of theCountryside and Rights of Way Act 2000, RedData Book species, nationally notable or scarcespecies, and species afforded priority throughbiodiversity action planning. It should be notedthat these species of importance are notnecessarily confined to sites subject to natureconservation designations.

4.7.12 In considering planning applications that mayaffect species protected by EU legislation,proposals may be acceptable if they pass threetests covering the issue of overriding publicinterest, the lack of a satisfactory alternativelocation and the maintenance of favourablespecies populations. It follows that in all casesaffecting EU protected species the DistrictPlanning Authority will require information onthe species prior to the determination of aplanning application to enable a full assessmentof the species protection issue. The sameapplies to proposals affecting species subject tonational designations where there is areasonable likelihood of these species beingpresent and affected by the development. TheAuthority will apply a precautionary approachto its decision making on this issue. Whereinsufficient information on potential speciesimpact is provided with a planning application,then the Authority is likely to refuse thatapplication.

4.8 Trees, woodland andhedgerows

[Policy EF.8 has been deleted]

Policy EF.9

The loss of ancient semi-natural woodland will beresisted and such woodlands will be affordedstrong protection from development and landuses that would harm their contribution tobiodiversity and/or landscape character.Proposals for development and land usesaffecting other types of woodland will only bepermitted where they would have a positiveimpact on biodiversity and landscape characterand/or where there would be overriding publicbenefits arising from the development.

Where appropriate, the establishment of newwoodlands will be promoted and support givento initiatives intended to improve the extent andmanagement of the local tree resource.

Explanation

4.8.1 There is a general appreciation of the importantcontribution of trees and woodlands to theDistrict’s character and ecological diversity.

4.8.2 The issue of biodiversity is now of majorconcern, from the international level down tothe local level. The Warwickshire LandscapeGuidelines, the Stratford-upon-Avon LandscapeStudy and the Warwickshire Habitat BiodiversityAudit all highlight the need for action to betaken locally to counter the loss of wildlifehabitat. Woodland can make a considerablecontribution to enhancing biodiversity,especially when comprising native broadleavedspecies, and the District Planning Authority isconcerned to encourage at every opportunitythe planting of new woodland that will enhancebiodiversity and the distinctiveness of locallandscapes and settlements. Biodiversity andlandscape character will need to have a stronginfluence on the design, scale, location and typeof future woodland planting, and the tree stockto be used should normally be of local origin.

4.8.3 Woodlands known from current records to be ofancient origin are shown on the Proposals Mapand listed in Appendix 4. However, coveragecannot be assumed to be comprehensive asfurther survey work may reveal more local sitesand some small sites are not shown. Suchwoodlands mainly originate before 1600 and itis intended that no further reduction in theirarea should be allowed.

4.8.4 As well as the habitat creation andenhancement initiatives covered by Policy EF.6and Policy EF.7, the Authority is promotingspecific schemes for the establishment ofcommunity woodland and meadowland in thevicinity of Stratford-upon-Avon. This will help to

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compensate for the poor degree of ecologicaldiversity in this locality, a problem highlightedin the Stratford-upon-Avon Landscape Study.The proposals are described in detail in theStratford-upon-Avon Community Woodland andWildlife Habitat Study.

4.8.5 Although the community woodland andmeadowland proposals on the edge of Stratfordtown are a priority, the District PlanningAuthority is looking to apply the concept on aDistrict-wide basis should opportunities forfeasible schemes arise.

Policy EF.10

The landscape, amenity and nature conservationvalue of trees, woodlands and hedgerows will bepreserved and enhanced.

Tree Preservation Orders will be served wherethey would effectively safeguard public amenityand preserve the character of the local area.Inappropriate arboricultural work to protectedtrees will be resisted.

In conservation areas, inappropriatearboricultural works will be resisted where treesare of public amenity value and contribute to thecharacter of the conservation area.

[Recommended references: Policies PR.1, DEV.1, DEV.2]

Explanation

4.8.6 The District Planning Authority recognises thepurpose of Tree Preservation Orders (TPOs) inprotecting trees which are of amenity value,particularly those threatened by developmentproposals, and will continue to make use of thisprocess where considered necessary.

4.8.7 With regard to development which couldadversely affect existing trees, British Standards(BS 3998:1989 - Recommendations forTreework and BS 5837:2005 - Trees in Relationto Construction) have been introduced and theDistrict Planning Authority will base its adviceto developers and builders on thesecomprehensive standards.

4.8.8 Proposals which involve the removal or cuttingback of existing trees must be accompanied byplans and schedules showing the position ofthese trees in relation to the proposeddevelopment, together with details of how eachtree will be affected. Any work to a tree wherethe amenity value would be threatened, orwhere it contributes to conservation area status,will be resisted.

4.8.9 Mature trees and hedgerows are capable ofadding a sense of permanence, amenity andcompletion to development sites and can alsobe of environmental, ecological and/orarchaeological value. The retention andprotection of trees and hedgerows during the

construction process is of great importance.Some mature trees are of great antiquity andmerit the description ‘ancient tree’. Such treescan make a particular contribution to landscapecharacter, local distinctiveness and biodiversity,while they may also form important culturalfeatures with historical associations. Thesequalities will be taken into account whenassessing the appropriateness of measures tosecure the tree’s protection and enhancement.

4.8.10 Many of the District's hedgerows are alsoancient features and often make an importantcontribution to landscape character, localdistinctiveness and biodiversity. Theirimportance has been recognised by theGovernment with the introduction of theHedgerow Regulations 1997. The Regulationshave brought into force a notification procedurefor those wishing to remove or reducehedgerows which enables local authorities toassess whether a hedgerow is important andsecure its retention where necessary. Thedetermination of hedgerow removal notices ismade in accordance with the criteria set out inthe regulations. The removal of hedgerowsfound to be important against the criteria willnormally be resisted.

4.9 Archaeological sitesPolicy EF.11

Sites of archaeological importance and theirsettings will be protected, enhanced andpreserved. There will be a presumption infavour of the physical in situ preservation ofremains of national importance, whetherscheduled or otherwise. Developers will beexpected to assist in that process where suchremains are affected by development proposals.Development which would adversely affect suchremains or their setting will not be permitted.

In the case of remains of regional or localimportance, the case for in situ preservation willbe assessed against other factors including theimportance of the remains and the need for theproposed development.

Those proposing development on sites whichmay contain important archaeological remainswill need to submit the results of anarchaeological assessment / field evaluation withtheir planning application. Failure to supplysuch an assessment or evaluation may delay theprogress of the application or lead to the refusalof planning permission.

Explanation

4.9.1 The District Planning Authority recognises theimportance of archaeological remains in thecultural heritage of the district and considersthat priority should be given to their in situpreservation to retain them for future

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generations, bearing in mind that they form afinite non-renewable resource. The Governmentnow places emphasis on in situ preservation andthis approach is detailed in PPG16: Archaeologyand Planning (1990).

4.9.2 Stratford-on-Avon District contains manylocations which are of archaeological interest.An increasing number of these sites are beingdesignated by English Heritage as ScheduledAncient Monuments. These are indicated on theProposals Map and are listed in Appendix 5.They are subject to special protection affordedby the Ancient Monuments and ArchaeologicalAreas Act 1979 which imposes stringentcontrols on works affecting these monuments.However, the Warwickshire Sites andMonuments Record, maintained byWarwickshire County Council, holds extensiveinformation on several thousand sites within theDistrict. Information on these can be obtainedfrom the Sites and Monuments Record Officerat the Warwickshire Museum.

4.9.3 The assessment of the archaeologicalimportance of these sites is based on a numberof criteria agreed by Warwickshire CountyCouncil in 1994 and reviewed from time totime. These criteria originate from the Secretaryof State’s non-statutory criteria for assessing thenational importance of ancient monuments,taking into account local association andamenity value. The Secretary of State’sassessment criteria are listed in Annex 4 ofPPG16.

4.9.4 The onus is on those considering undertakingdevelopment to consult the Sites andMonuments Record at an early stage toascertain whether their intended site is likely tocontain any archaeological remains. If this initialconsultation indicates the likelihood of remains,then further investigation should beundertaken, utilising archaeological expertise. Insome cases this will require a field evaluationinvolving a ground survey and trial trenching.Submission of a planning application should notbe made to the District Planning Authority untilthe results of archaeological investigations areavailable and can be included with theapplication. On sites where the WarwickshireMuseum considers there to be the possibility ofarchaeological remains of significance, theDistrict Planning Authority is unlikely to supportplanning applications in the absence of fullinformation concerning archaeology.

4.9.5 The list of Scheduled Ancient Monuments doesnot include all sites and monuments of nationalimportance. The Sites and Monuments Recordcan supply information on other sites andmonuments of archaeological significance in thedistrict, together with further details onscheduled sites.

Policy EF.11A

Where it is considered, in the light of expertadvice, that in situ preservation ofarchaeological remains is not merited,appropriate provision for an agreed programmeof archaeological works will need to be madebefore planning permission is granted.

Explanation

4.9.6 Although accepting the importance of in-situpreservation of archaeological remains, theDistrict Planning Authority accepts that theremay be cases where the merits of adevelopment scheme outweigh archaeologicalobjections which are unable to be overcome byamendments to the proposed design andconstruction of the development. In thesecircumstances, the Authority will secure aprogramme of archaeological investigation tobe undertaken at the developers’ expense.

4.9.7 The Authority may seek to negotiate a formalagreement under the terms of Section.106 ofthe Town and Country Planning Act 1990 (asamended), or may grant planning permissionsubject to a condition requiring implementationof a programme of archaeological works priorto development commencing. Where thenature of archaeological remains is such that acondition presents difficulties in terms ofspecification, implementation and/ormonitoring, planning permission may berefused.

Policy EF.11B

The management and enhancement ofarchaeological sites, including provision forpublic access and interpretation, will be soughtand secured, in appropriate cases, through theuse of conditions and/or legal agreements.

Explanation

4.9.8 The Government recognises and encourages theimportant role which local authorities have insecuring the appropriate management ofarchaeological sites to ensure that they survivein good condition. There are manyarchaeological sites, both scheduled andunscheduled, which have an important role inthe District's cultural heritage, localdistinctiveness and historic landscape. Withsensitive and appropriate management theireducational role can be enhanced, so too theircontribution to the local tourist economy.

4.9.9 Where archaeological sites are affected bydevelopment proposals, opportunities may ariseto secure their long-term management throughplanning conditions and/or legal agreements.There may be other instances where theAuthority will seek improved management ofsites, particularly where other bodies such as

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English Heritage, the National Trust and localhistory societies are willing to participate ininitiatives, together with landowners and otherinterested parties.

4.10 Conservation AreasPolicy EF.12

The designation of additional conservation areasand the review of existing conservation areaswill be considered in accordance with thefollowing criteria:

(a) the presence of historic features whichrepresent the origins and development of thearea;

(b) the archaeological significance and potentialof the area, including the presence ofscheduled ancient monuments and sitesidentified in the Warwickshire Sites andMonuments Record;

(c) the architectural and historic quality,character and coherence of the buildings,both listed and unlisted, and the contributionwhich they make to the area;

(d) the presence of traditional buildingmaterials, particularly those which arecharacteristic of the local vernacular styles;

(e) the character of spaces, the form ofenclosure and the nature of views into andout of the area;

(f) the contribution made by trees, hedges andother natural or cultivated features;

(g) the relationship of the built environment tosurrounding landscape or open countryside;and

(h) the extent of any previous loss, intrusion ordamage which detracts from the character ofthe area.

Explanation

4.10.1 Under the Planning (Listed Buildings andConservation Areas) Act 1990 planningauthorities are able to designate conservationareas. Such areas should be of specialarchitectural or historic interest, the character orappearance of which it is desirable to preserveor enhance.

4.10.2 Stratford-on-Avon District currently contains 76designated conservation areas, which areindicated on the Proposals Map and listed inAppendix 6. There may be scope for furtherconservation areas to be designated and theDistrict Planning Authority will consider themerits of such a designation based on thecriteria set out in the policy. In accordance withguidance in PPG15: Planning and the HistoricEnvironment (1994), the process of assessing,defining or revising boundaries and the

formulation of proposals for individualconservation areas will involve extensive localconsultation.

4.10.3 Many of the conservation areas alreadydesignated have been in existence over thirtyyears and in some cases their boundaries andsupporting analysis documents are in need ofupdating to reflect present circumstances. TheDistrict Planning Authority therefore considers itnecessary to undertake a continuingprogramme of conservation area review. Parishand Town Plans (or equivalent) endorsed by theDistrict Planning Authority, may form a usefullocal contribution to this process. Theconservation area documents set out theAuthority’s detailed policies and opportunitiesfor enhancement for each conservation area.

Policy EF.13

Development proposals which do not preserveor enhance the character or appearance of aconservation area or its setting will not bepermitted. Any proposal should respect thespecial qualities and historic context of theconservation area as regards volume, scale,form, grouping and materials. Developmentproposals which are located outside aconservation area, but would affect its setting,will not be permitted if they harm the characteror appearance of the conservation area.

Cases involving demolition of buildings andother structures will not be grantedConservation Area Consent unless a detailedscheme for redevelopment or reinstatement hasalready been granted planning permission or isgranted concurrently.

[Recommended references: Policy PR.1, DEV.2]

Explanation

4.10.4 Having been designated on the basis of theirneed for preservation or enhancement,conservation areas require very carefulconsideration in the development controlprocess. The legislation does not intendconservation areas to be subject to an embargoon new development but it does require thattheir preservation or enhancement should be animportant factor in the determination ofplanning applications. The character of aconservation area is often an amalgam ofdifferent elements such as the style of building,the extent of open space and the amount oftree cover. These components can bethreatened both by the presence of newdevelopment or by schemes which are designedwith little understanding of or sympathy for thelocality. On the other hand, a developmentscheme may well be of positive benefit to thearea by, for example, upgrading a neglectedarea or removing an eyesore. The District

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Planning Authority will take account of thesefactors when assessing the impact of proposalsin conservation areas.

4.10.5 The District Planning Authority wishes to avoiddemolition in conservation areas giving rise toderelict sites which detract from the characteror appearance of the area. In most casesconsent for demolition of a building will not begranted unless there are acceptable anddetailed plans for redevelopment. There mayhowever be some exceptional cases, forexample the demolition of a building which isdangerous or detracts significantly from theappearance of the area, where the requirementfor a detailed scheme for redevelopment couldbe relaxed.

4.10.6 In considering any application in a conservationarea, outline planning applications would notcontain sufficient detail to enable the DistrictPlanning Authority to make an adequateassessment of the proposal. Developers will beexpected to provide detailed plans andelevations together with details of materials,texture and landscaping. These will beexamined to ensure that the scale, proportions,materials and landscaping proposals will blendwith the quality of the area.

4.11 Listed BuildingsPolicy EF.14

The preservation of buildings listed as being ofspecial architectural or historic interest, andtheir settings, will be secured through thefollowing means:

(a) applying the presumption in favour of thepreservation of listed buildings;

(b) ensuring that proposed alterations,extensions or changes of use to listedbuildings, or development on adjoining land,will not have an adverse impact on the specialqualities of such buildings or their settings;

(c) requiring applications for Listed BuildingConsent to include fully detailed and accuratedrawings of the existing building and theproposed scheme;

(d) taking enforcement action to rectifyunauthorised and unacceptable works tolisted buildings; and

(e) taking measures to ensure that neglectedlisted buildings are repaired.

[Recommended references: Policy PR.1, DEV.1]

Explanation

4.11.1 The District Planning Authority recognises thevalue of listed buildings as visible evidence ofthe past and due to the contribution they maketo the character of the area. These buildings are

also part of the national architectural andhistoric heritage which successive Governmentshave been anxious to preserve, reflectinggeneral public concern about this issue. TheDistrict Planning Authority will endeavour tofully implement the Planning (Listed Buildingsand Conservation Areas) Act 1990 whichincludes many provisions relating to listedbuildings and their settings, including measuresto ensure their preservation. This policy is anexpression of a concern to make a positivecontribution to building conservation in thelight of Government advice on this subject.

4.11.2 As regards the determination of applications forthe demolition of listed buildings, the DistrictPlanning Authority will follow the principlescontained in PPG15: Planning and the HistoricEnvironment (1994). These emphasise thecondition of the building and the cost of repairand maintenance, the adequacy of efforts toretain the building in use and the merits ofalternative proposals for the site.

4.11.3 The District Planning Authority has power toexecute works which are urgently necessary forthe preservation of a listed building or anunlisted building in a conservation area (in thelatter case, by direction of the Secretary of Statefor Culture, Media and Sport). The cost of theworks can be recovered from the owner of thebuilding. The District Planning Authority canalso serve a ‘Repairs Notice’ on the owner tospecify works necessary for the preservation ofthe building which, if not carried out after twomonths, render the building liable to acompulsory purchase order. If an owner hasdeliberately neglected a building with a view todemolition, then compulsory acquisition cantake place with minimum compensation beingpaid to the former owner.

4.11.4 The great majority of owners of buildings ofarchitectural or historic interest are keen tomaintain their properties in good order. Thelegal measures described above are a last resort,but the District Planning Authority will considersuch action if a listed building is seriouslythreatened by neglect.

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5.1 Introduction5.1.1 There are two overriding principles ingrained in

this section of the Plan. First, that all forms ofdevelopment should be sensitive to and reflectthe character of an area and, second, that thenecessary technical standards should beachieved so that a development functionseffectively.

5.1.2 The central focus of design is the distinctive,local qualities of the District. The Local Planseeks to ensure that all new development sharessome of the characteristics that define the areain which it is located. Design that reflects thelocal area can make a significant step towardsachieving development which is sustainable andequitable.

5.1.3 Equally, it is important that developmentproposals incorporate the appropriate standardsrelating to access, infrastructure and otherfeatures which are essential to make the schemefit for the purpose it is intended.

(i) Quality of development

5.2 Layout and designPolicy DEV.1

Development proposals will be required to haveregard to the character and quality of the localarea through the layout and design of newbuildings and the extension or change of use ofexisting buildings.

The following principles will be taken intoaccount in determining all planning applications:

(a) the extent to which the characteristics thatdefine the locality are shared by theproposals;

(b) the manner in which the proposeddevelopment is integrated with the existingsettlement in terms of physical form,patterns of movement and land uses;

(c) the interrelationship between thecomponents making up the development,including buildings, landscaping, open spaceand access routes;

(d) the effect of the development on thesurrounding area in terms of its position,shape, size and height;

(e) the provision of appropriate standards ofamenity within the development and theextent to which the general amenity ofadjoining properties is protected;

(f) the extent to which important existingfeatures on the site are retained orincorporated into the development;

(g) the suitability of innovative design to thespecific circumstances of the case; and

(h) the use of materials and forms of detailingwithin the scheme.

Applications which fail to address adequatelythe above principles will not be permitted.

Applications should be accompanied by astatement which sets out how design issues havebeen taken into account in formulating theproposal.

[Recommended references: Policies PR.1, PR.5, DEV.2,DEV.4]

Explanation

5.2.1 In recent years, design has become firmlyestablished as a material consideration in theplanning process. As a matter of principle, newdevelopment should contribute to animprovement in the quality and character of thepublic realm for the benefit of the communityas a whole. Planning Policy Statement 1:Delivering Sustainable Development (2005),and various companion documents, emphasisethe importance of local planning authoritiestaking a positive approach towards theachievement of high quality and inclusive designfor all development.

5.2.2 A related issue is the identity and distinctivenessof towns, villages and landscapes. A commoncomplaint is that new development tends tolook the same wherever you go. In many cases,developers strive to establish a national profileat the expense of local character. The thingsthat make places special and distinctive, fromstreet pattern to individual buildings and theuse of materials, are too often ignored orthreatened.

5.2.3 PPS1 makes it clear that good design isindivisible from good planning. Good designmakes a positive contribution not just to thephysical appearance of an area but also to our

Section 5

Promoting and securing appropriate standards of development

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enjoyment of those places. The clear message innational planning policy is that poor designshould not be accepted.

5.2.4 It is important to appreciate that achieving anacceptable form of development involves abalance of issues. Every solution involves acompromise between competing ideals orneeds. In seeking to achieve that balance, theapproach which the District Planning Authoritywill seek to apply is not just whether thedevelopment meets certain technical standardsbut also how the best design can be achievedwithin those parameters. Statementsaccompanying applications for planningpermission that set out how design issues havebeen addressed should reflect the scale, natureand location of the proposed development.

5.2.5 The District Planning Authority wishes topromote creativity in design and does not seekto impose rigid design standards on newdevelopment. It is important however,particularly for residential uses, that appropriatelevels of amenity are provided. For the purposesof this policy the term 'amenity' encompassesthe extent to which people are able to enjoypublic places and their own dwellings withoutundue disturbance or intrusion fromneighbouring uses. Privacy and daylight areexamples of the amenity considerations coveredby this policy. The District Planning Authoritywishes to ensure that development is designedto minimise overlooking and to ensure thatneighbouring properties do not overshadow thedevelopment, or vice versa, to the extent wheredaylight to that property is reduced tounacceptable levels. Other amenityconsiderations include noise and pollutionwhich are dealt with in Policy PR.8.

5.2.6 The District Design Guide provides detailedadvice to those intending to promote proposalsfor development of any type and scale. Theguide sets out a range of general issues andprinciples concerning design which the DistrictPlanning Authority regards as necessary toconsider in formulating specific proposals and indetermining planning applications.

5.3 LandscapingPolicy DEV.2

The landscape aspects of a developmentproposal will be required to form an integralpart of the overall design. A high standard ofappropriate hard and soft landscape will berequired.

All proposals should ensure that:

(a) important site features have been identifiedfor retention through a detailed site survey;

(b) the landscape character of the area isretained and, where possible, enhanced;

(c) features of environmental, ecological,geological and archaeological significance areretained and protected and opportunities forenhancing these features are utilised;

(d) opportunities for utilising sustainabledrainage methods are incorporated;

(e) new planting comprises species which are ofecological value and appropriate to the area;

(f) in appropriate cases, there is sufficientprovision for planting within and around theperimeter of the site to minimise visualintrusion on neighbouring uses or thecountryside; and

(g) detailed arrangements are incorporated forthe long-term management and maintenanceof landscape features.

[Recommended references: Policies PR.1, DEV.1]

Explanation

5.3.1 The combination of streets, buildings andspaces is what makes a settlement distinctive.The experience of walking, driving or ridingfrom one space to another is the basis of aperson’s perception of the settlement. Thelandscape and open space features make animportant contribution to this experience andare an integral consideration in assessing theaffect of development proposals.

5.3.2 The position of a site within, and itscontribution to, the pattern of spaces andlandscape features is an important factor totake into account. New development shouldmaintain and, where possible, extend thelandscape network of a settlement by takingadvantage of existing features and creating newfeatures which are appropriate to the location.

5.3.3 It is emphasised that both hard and softlandscaping features should be conceived as akey component in the design of newdevelopment and also as an integral part of thewider landscape and open space network. Thesubmission of landscape information as part ofthe development proposal would help to avoidthe difficulty of incorporating these featuresinto the scheme at a later stage.

5.3.4 Concept information regarding landscapeproposals should be submitted as early aspossible in the planning application process.This should include an assessment of how theyrelate to the overall landscape character of thearea, arrangements for incorporatinglandscaping within the site itself and the typesof species to be used.

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5.3.5 Areas of planting should not be seen solely as avisual feature but as a resource with a numberof potential benefits. A multi-purpose landscapewill be more robust and more successful inintegrating new development into itssurroundings.

5.3.6 The ongoing maintenance of landscaping iscrucial to its effectiveness. It is thereforeessential that the responsibility for themaintenance of planting in new development isestablished prior to the issue of planningconsent.

5.3.7 While it is important that landscape aspects areconsidered in all development proposals, it isaccepted that some forms of minordevelopment, such as small domesticextensions, may have little or no impact onlandscape features or character. In these casesproposals for new landscaping would not berequired.

5.3.8 Further advice on landscape issues is providedin the District Design Guide.

5.4 Amenity open spacePolicy DEV.3

In addition to the provision of recreational openspace applicable to residential development, itmay be necessary to require the incorporationinto the layout of all forms of new developmentan appropriate amount of amenity open space.

The amount and nature of such provision willdepend on the location and form of theproposed development. Such an assessment willbe based on the contribution amenity openspace would make to the appearance andenjoyment of the development.

Explanation

5.4.1 All forms of development, not just residentialschemes, should provide sufficient amenityspace for their users to enjoy. The location anddesign of such spaces can make an importantcontribution to the appearance and character ofa development and should, in all cases, be anintegral part of the overall design.

5.4.2 There are no defined standards as to theamount of amenity open space which should beprovided in any particular form of development.The policy aims to encourage negotiation withdevelopers on an individual basis to secureprovision, having regard to the character andlocation of the proposed development.

5.5 AccessPolicy DEV.4

New or improved access arrangements to servedevelopment will be treated as an integral partof the overall layout and their design will berequired to:

(a) ensure that the safety of all road users andpedestrians is not impaired;

(b) reflect the function of the accessarrangements in the hierarchy of routeswithin the settlement and the character ofthe area;

(c) incorporate speed management measureswhich are appropriate to the function of theroad and the development it serves;

(d) create a safe and attractive environment topromote walking and cycling;

(e) provide scope in appropriate circumstancesfor bus services to operate through or closeto the development;

(f) allow for a range of possible uses in thedetailed specification of carriageways,footways and verges;

(g) distribute vehicular traffic appropriatelyaround the development and the wider area;

(h) provide, where possible, a choice of vehicularand non-vehicular routes within thedevelopment and to connect to the widerarea; and

(i) minimise impact on the landscape, existingproperties and features of ecological andhistoric importance.

[Recommended references: Policy DEV.1]

Explanation

5.5.1 The provision of an effective and safe access todevelopment is an important consideration.Wherever possible, access provision should bemade for alternative modes of transport otherthan the car. The safety of all users, includingpedestrians and cyclists, is also paramountwhen providing access to development. Inaddition, careful consideration of theenvironmental effects of access arrangements isnecessary.

5.5.2 One of the most significant constraints toachieving high quality design in development isthe application of highway standards. Becausethese standards have previously tended to beapplied rigidly they have contributedsignificantly to the apparent uniformity of newdevelopment and its lack of local character.

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5.5.3 The problem tends to be most pronounced inlarger developments where it is often difficult totell one street from another. The common useof culs-de-sac has emphasised this problem bothin the distribution of traffic and the appearanceand function of the area.

5.5.4 In order to integrate development within asettlement, the design of streets and the meansof access should be seen as a fundamentalaspect of the development. It should be takenas the starting point or context for design,whether the development involves several newstreets or modifications to an existing one.Highways and access roads must be designedtogether with the plots, buildings and openspaces which they will serve, and vice-versa.

5.5.5 A network of streets, as opposed to a series ofculs-de-sac off a spine road, has a number ofadvantages. It is more permeable by offering achoice of relatively direct routes from one pointto another. It also avoids the concentration oftraffic, and therefore congestion, on a limitednumber of routes. Such an approach helps tosecure more attractive forms of developmentand avoids creating monotonous anddisorienting surroundings.

5.5.6 Any new development should, whereverpossible, reinforce or create a network of routesand allow for further connections to the existingnetwork. The connection may be selective by,for example, allowing for pedestrian or cycleuse but not vehicular movement. There shouldalso be a logic to the network based on clearreasons for the location and design of a route.

5.5.7 Detailed guidance on the design of highwayscan be found in Warwickshire County Council’s‘Roads and Transport for Developments: TheWarwickshire Guide 2000’ and also in theDistrict Design Guide.

5.5.8 Development proposals likely to have a materialimpact on the trunk road network will berequired to submit a transport assessment inaccordance with Highways Agency policy as setout in PPG13, Circular 04/2001 and a NewDeal for Trunk Roads in England. Any newaccess or the intensification of an existingaccess onto trunk roads will be considered inaccordance with the Highways Agency'sgraduated approach and most severelyrestricted in the case of motorways or othercore routes of key strategic significance.

5.6 Car parkingPolicy DEV.5

The provision of car parking associated withdevelopment proposals will be expected tocomply with the maximum car parking standardsof the District Council. In applying thestandards, it will be necessary to ensure that aneffective balance is achieved between theprovision of adequate car parking to serve thedevelopment, the objectives of the parkingstandards and the need to minimise congestionand avoid any increase in highway danger. Theframework for the parking standards is set out inAnnexe 4. Detailed car parking standards will beprovided through supplementary planningguidance.

Where on-site car parking cannot be provided inaccordance with the specified standards, theproposal may be supported subject to theapplicant making a contribution towardstransport-related schemes in the area. Schemesmay include those identified by the CountyHighway Authority, through the Local Plan or inParish Plans (or their equivalent) which wouldbenefit existing communities and the occupiersof the proposed development.

Explanation

5.6.1 The demand for and the management ofparking are growing problems in Stratford-upon-Avon in particular but also in certain other partsof the District. This is due to high levels of carownership, an increasing use of the car and thelarge numbers of visitors to the District. Asustainable parking policy is therefore animportant part of the transport strategy for theDistrict. The provision of parking facilities isexperienced in different ways by certain groupsin society. Parking policies therefore need to besensitive to the accessibility and mobility needsof individuals and businesses. The application ofsuch policies should also seek to avoiddetriment to the environment, economicviability and the aesthetic quality of towns andvillages.

5.6.2 The management of the demand for and supplyof parking spaces can be an effective tool ininfluencing a shift in the mode of travel fromcar-based to alternatives such as publictransport. In this respect, PPG13: Transport(March 2001) calls for stricter controls on thelevel of parking spaces that should beassociated with development. In particular, itadvocates the use of maximum instead ofminimum standards for broad classes ofdevelopment. Annex D in PPG13 provides thebasis for calculating the appropriate level of carparking to be provided in a developmentproposal. Annexe 4 in this Local Plan sets out aframework for establishing appropriate levels ofcar parking for various forms of development inStratford-on-Avon District according to location.

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5.6.3 The District Planning Authority, in consideringapplications for change of use andredevelopment, will assess the level of parkingrequired taking account of the following:

• the level of parking provision for the mostrecent use of the site;

• the proximity of the site to public transportnodes/corridors; and

• the ready accessibility to a park-and-ridefacility.

5.6.4 Where the proposed use requires more parkingspaces than would have been required by theprevious use, then the applicant should be givenan opportunity to propose measures to mitigateany adverse impacts that the shortfall mighthave on the character of the area and onhighway safety with regard to on-street parking.The District Planning Authority will need to besatisfied that the proposed measures areadequate to achieve the intended objective.

5.6.5 Where the District Planning Authority is notsatisfied that measures proposed by anapplicant are adequate enough to mitigate theimpacts of any shortfall in parking provision, itwill seek contributions from the applicant toenhance or extend sustainable transportschemes such as public transport, cycling orwalking facilities in the area.

5.7 ServicesPolicy DEV.6

Development which increases the demand foroff-site services and infrastructure will not bepermitted unless sufficient capacity alreadyexists or additional capacity can be provided bythe responsible authority to serve thedevelopment without harm to the environment.

The implementation and phasing of theproposed development will be co-ordinated withthe provision of any improvements that arerequired, in accordance with Policy IMP.4.

Explanation

5.7.1 The growth in housing, employment, tourismand other forms of development has placedconsiderable pressure on the existinginfrastructure of the District. It is imperativethat all future developments meet the demandswhich they place on physical infrastructure andservices rather than impose an additionalburden on the community.

5.7.2 Statutory bodies and other service providers areconsulted on planning applications asappropriate to gauge what improvements arerequired and whether these are feasible. If thenecessary improvements cannot be providedsatisfactorily, either in terms of scale or timing,the proposed development will be refused. To

serve the new development in a satisfactorymanner, certain services and facilities need tobe connected or provided before constructioncommences or the development is occupied.

5.7.3 In specific cases, the cumulative impact ofdevelopment proposals on a particular area willbe taken into account.

5.8 DrainagePolicy DEV.7

All development proposals will be expected toincorporate sustainable drainage systems whichprovide for the disposal of surface water. Wherethis is not possible it will be necessary todemonstrate that an acceptable alternativemeans of surface water disposal is provided.

The re-use and recycling of surface water anddomestic waste water within the developmentwill be encouraged.

[Recommended references: Policy PR.7]

Explanation

5.8.1 Conventional surface water drainage hastended to seek the disposal of surface water tothe nearest watercourse to ensure rapiddisposal. This has the potential to lead toadverse environmental effects such as flooding,loss of habitat, reduction in water quality andresources. The Environment Agency nowadvocates a new approach called SustainableDrainage Systems (SUDS) which aims to use avariety of techniques to control surface waterrun-off as close to its origin as possible, beforeit enters a watercourse. This involves movingaway from traditional piped drainage systems toengineering solutions that mimic naturaldrainage processes. The effects in turn canbenefit the nature conservation, landscape andamenity value of both site and surroundings.

5.8.2 SUDS are physical structures designed to receivesurface water runoff, which can usually beincorporated into the planted or paved areas ofthe site. Control techniques which aim to dothis include swales, filter strips, infiltrationtrenches and basins, porous pavement surfaces,constructed wetland (e.g. reedbeds), anddetention and retention ponds. Properlydesigned, they can be instrumental in providingprotection against flooding and pollution andaid in the replenishment of water resources.

5.8.3 The type of mechanism used will need to beassessed in the light of various factors and siteconstraints. Large scale ponds and wetlands aregenerally more appropriate for larger sites (ie.greater than five hectares). Infiltration trenches,swales, filter strips and porous pavements aresuitable for both large and small sites. Manylarge sites will incorporate a mix of different

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mechanisms. Soil permeability can also have asignificant effect on the selection of SUDScontrol measures. Infiltration techniquesdesigned to contain surface water runoff maynot be effective if the infiltration rate is below10mm/hr for the upper soil layers. Swales andponds, working by a combination of filtrationand infiltration, are more tolerant of poor soils.In highly permeable soils wet ponds need to belined.

5.8.4 Consideration of the following issues early inthe planning and design stages is essential:

• integration of sustainable drainage systemsinto the overall site concept and layout;

• assessment of soil conditions and hydrologyof the site;

• the need for investigation and subsequentremediation of contaminated land;

• agreements on adoption, maintenance andoperation of the systems; and

• the need for monitoring long-termperformance.

5.8.5 It is recognised that traditional seweragesystems still have a part to play in the provisionof surface water infrastructure. However, thismethod should only be used once it has beendemonstrated that SUDS would not beappropriate. The District Planning Authority willtherefore wish to see planning applicationsaccompanied by an assessment of the suitabilityof SUDS. Wherever opportunities arise, theDistrict Planning Authority will encouragedevelopment to re-use and recycle surface waterand domestic waste water on site.

5.8.6 PPG25: Development and Flood Risk (July2001) and several Environment Agencypublications contain further information onSUDS and water recycling. The District PlanningAuthority will work closely with theEnvironment Agency and the water companiesto achieve the implementation of SUDS throughthe appropriate use of conditions oragreements.

5.9 Energy conservationPolicy DEV.8

The layout and design of new development willbe expected to minimise the amount of energyresources consumed in its occupation and use bytaking into account the scope for:

(a) orientating buildings to maximise thepotential for natural daylight and passivesolar heating and to minimise the impact ofwind on heat loss;

(b) incorporating features which utilise sourcesof renewable energy;

(c) adaptability in the design of buildings so thatalternative uses can be found for them asrequired;

(d) using materials with reduced energy input,such as recycled products; and

(e) utilising natural and built features whichalready exist on the site.

Explanation

5.9.1 The importance of energy conservation as ameans of safeguarding natural resources andreducing pollution is now appreciated. It is vitalthat energy conservation matters should begiven consideration for all development. Theplanning system can play a part in reducingenergy use by influencing the siting, orientationand layout of new buildings to ensure thatmaximum use is made of passive solar gains andthat any unnecessary loss is avoided.

5.9.2 There are many ways of reducing the amount ofenergy used. These include the layout andlocation of development and transport routes,landscaping and building form including passivesolar energy designs, materials and insulation.Although combined heat and power (CHP) isnot a prominent issue in the District, it couldstill have potential in biomass-based renewableenergy developments.

5.9.3 The gradient and orientation of a site, togetherwith the spacing between buildings and theheight of potential obstructions, have a directimpact on the amount of exposure a buildinghas to direct sunlight and therefore to solarenergy gain. To maximise solar energy gain, theoptimum orientation of buildings in the UK isfor the principle façade to face approximatelysouth.

5.9.4 Heat is generally lost through exposed externalwalls, and the amount lost can depend on windspeed and wind direction. To compensate forthese losses, buildings, planting and other formsof windbreak can reduce heat loss throughexternal walls.

5.9.5 Developers will also be encouraged to take intoaccount energy efficiency by maximising passivesolar heating and minimising heat loss, makingprovision for the use of renewable energy,utilising natural and existing built features, andencouraging the use of materials with reducedenergy input in their production.

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5.9.6 The form and character of settlements hascome about over time through the necessity ofgetting the most use out of a building andconsuming the least amount of energy andmaterials. The simple way of achieving this is tocreate buildings that are capable of being usedfor a number of different activities with little orno change needing to be made to them. As theuse of buildings change over time, those thatare the most adaptable tend to be retainedrather than be replaced, thereby reducing theconsumption of energy.

5.10 Access for people withdisabilities

Policy DEV.9

Development to which members of the publicwould reasonably expect to have access will onlybe permitted if provision is made in the designfor safe and convenient access by people withdisabilities.

The following will be expected of any scheme:

(a) sufficient parking spaces in accordance withthe District Planning Authority’s parkingstandards which are located in closeproximity to the facility or building;

(b) a site layout and design which maximisesconvenience for using the facility and/orgaining access to the building; and

(c) where appropriate, the provision ofalternative access points to the facility and/orbuilding.

Explanation

5.10.1 The Disability Discrimination Act 1996, hasserved to emphasise the importance of thisissue. It is essential that the design of buildingsand the nature of the public realm does notaccentuate the difficulties faced by people withdisabilities but helps them to gain access. Takingsuch an approach to design also makes theenvironment more convenient for the able-bodied, in particular elderly people and thosewith toddlers or infants in prams andpushchairs.

5.10.2 In the case of new buildings or the conversionof existing buildings for uses to which the publicis admitted, the ‘access for all’ principle must beembodied in the design from the outset. Thisshould take account of access to the building,within it and between all levels. People withdisabilities should be able to visit and enjoy allthe facilities that the building has to offer. Theinternal design of non-domestic buildings iscovered in Part M of the Building Regulations2004. This relates to a wide range ofdevelopment, including community and leisurefacilities, hotels and guest houses, shops,restaurants and other commercial uses.

5.10.3 If a proposal is deficient with respect to thisaspect of design, the onus will be placed on theapplicant or promoter of the scheme todemonstrate how such provision is neitherpracticable nor reasonable in the circumstances.

5.10.4 In older buildings alterations may be necessaryto make them more accessible. This can causeparticular design problems in listed or othersensitive buildings where retaining the historiccharacter is an important consideration.

5.10.5 When alterations or extensions are proposedthe opportunity to provide access to the originalbuilding should be addressed. For example,alterations to shop fronts often provide scopefor improving access to the premises.

5.10.6 The design of the pedestrian environmentshould also take fully into account the needs ofpeople with disabilities. The District Council willencourage high standards of maintenance, theappropriate location and style of street furnitureand the provision of dropped kerbs and tactilesurfaces. Schemes for pedestrianisation andother forms of enhancement provide valuableopportunities to improve the environment forpeople with disabilities.

5.11 Crime preventionPolicy DEV.10

In assessing proposals for new development, oralterations to existing buildings, encouragementwill be given to incorporating measures whichwill help to help reduce the opportunity forcrimes to occur and to enhance safety within thecommunity.

Explanation

5.11.1 Section 17 of the Crime and Disorder Act 1998places a duty on each local authority to takeaccount of the community safety dimension inall of its work. It also states that policies andplans will need to address this issue andconsider their contribution to the reduction ofcrime and disorder in their district. TheGovernment has also placed emphasis upon‘safer communities’ in its Rural White Paper:‘Our Countryside’. This called for a morelocalised approach as a potential option fortackling crime at the local level.

5.11.2 It has been recognised that the planning systemcan be instrumental in producing attractive andwell-managed environments that help todiscourage anti-social behaviour by modifyingthe built environment. This policy intends toachieve an overall standard of security and tointroduce appropriate design features thatenable natural surveillance and create a sense ofownership and responsibility. It is with theintent of influencing a positive outcome of suchmatters that planning applications should beconsidered.

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5.11.3 Features to be incorporated include securevehicle parking, lighting of common areas,control of access to individual and commoncurtilages, defensible space, instilling a sense ofownership of the local environment and alandscaping scheme that enhances naturalsurveillance and safety. However, lightingshould not be unduly harmful to residential orcountryside amenity.

5.11.4 Developers are expected to incorporate Securedby Design measures in the design and layout oftheir schemes. Further guidance on principlesthat can be applied to aid community safety canbe found in the Secured by Design documentproduced by the Association of Chief PoliceOfficers. Police Architectural Liaison Officersare also able to give advice on crime preventionmeasures that can be incorporated.

5.11.5 The District Council supports a wide range ofvoluntary organisations and groups which seekto reduce crime and the fear of crime withincommunities. It is also instrumental in theinstallation of CCTV cameras and the provisionof communication networks in a range ofcommercial centres across the District. Inappropriate cases, contributions from applicantstowards CCTV and other crime preventionmeasures will be sought.

5.11.6 The District Council has produced a guidancenote to advise applicants on how to incorporatedesign features that will be effective in reducingcrime.

5.12 Public art

Policy DEV.11

The inclusion of works of public art will besought in development proposals and inschemes associated with the enhancement ofthe environment.

Explanation

5.12.1 The provision of works of art as part of adevelopment proposal can make an importantcontribution to the appearance of the schemeand to the character of an area. Such works cancomplement or form an integral part of adevelopment and opportunities should ideallybe identified at an early stage in the designprocess. In appropriate circumstances public artwill be secured through the use of Section 106agreements. This approach is likely to be ofparticular relevance in the case of large-scaleprojects in prominent locations.

5.12.2 The District Council intends to incorporatepublic art in environmental enhancementschemes and other projects with which it isinvolved.

(ii) Specific forms ofdevelopment

5.13 TelecommunicationsPolicy DEV.12

The erection of new masts and antennas bytelecommunications code system operators willbe permitted where the following criteria are allmet:

(a) the siting, height and appearance of theapparatus and any ancillary developmenthave been designed to minimiseenvironmental impact, bearing in mind thereasonable needs for the service;

(b) it has been demonstrated that mast or sitesharing is not a feasible alternative and thatthe apparatus cannot be sited on an existingbuilding or other appropriate structure;

(c) it has been demonstrated that an alternative,less environmentally harmful means ofproviding the same service is not feasible,especially where the proposal is located in anarea where specific protection policies apply;and

(d) the need to include additional structuralcapacity to take account of future demandsfor network development, including that ofother operators, has been considered.

All proposals for free-standing masts in theGreen Belt, Cotswolds Area of OutstandingNatural Beauty, a Special Landscape Area or aconservation area should be accompanied by anetwork connectivity diagram. This should showthe proposal’s place within the wider network,and area coverage plots for the proposal and foralternatives examined, including existing mastsand sites which might be shared.

Prior approval will be required in respect of thedetails of siting and appearance of developmentpermitted under the Town and Country Planning(General Permitted Development) Order 1995(as amended) where a free-standing mast isproposed, or the site lies in the Green Belt or aSpecial Landscape Area, or it affects the settingof the Cotswolds Area of Outstanding NaturalBeauty or a conservation area.

Proposals for minor telecommunicationsdevelopment will be allowed where nodemonstrable harm to the local area would becaused.

Planning permission will not be granted for theinstallation of telecommunications apparatuswhich would be harmful to the special characterof listed buildings, ancient monuments andconservation areas.

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All applications for planning permission or priorapproval will be expected to includeconfirmation of the proposal's compliance withcurrent advice on the health effects of exposureto radio waves.

For any mast proposed to be situated withinthree kilometres of an airfield boundary, it mustbe shown that the appropriate airfield operatorhas been notified.

Explanation

5.13.1 Advances in communications technology overrecent years have resulted in considerablepressures for the development of masts,antennas and other telecommunicationsstructures. The Government has opened up thetelecommunications market to widencompetition, increasing these pressures. Anumber of companies are now seeking todevelop and extend communication networks.Much of this technology relies on line of sightconnections and therefore elevated sites aregenerally required.

5.13.2 National guidance on this subject is found inPPG8: Telecommunications (2001), which hasbeen updated to reflect recent developments intelecommunications technology, changes to thepermitted development rights that apply totelecommunications code system operators andto provide advice on health considerations inmaking planning decisions.

5.13.3 Minor telecommunications developments suchas citizen’s band radio antennas and satellitetelevision dishes may not require planningpermission, although any installation on, orwithin the curtilage of, a listed building willrequire listed building consent.

5.13.4 The facilities required by operators andstatutory undertakers are larger in scale andhave a far greater potential for causing harm tothe character and appearance of both urbanand rural areas. However, in operating thispolicy, the District Planning Authorityrecognises the special needs and technicalproblems of telecommunication development.

5.13.5 Those parts of the District which are covered byparticular designations, because of their intrinsicquality, need to be protected from thedevelopment of masts and other intrusivestructures wherever possible. Consequently, theDistrict Planning Authority will need to considerwhether other locations are available outsidethese areas which would be operationally andtechnically suitable.

5.13.6 The installation of telecommunicationsapparatus on the fabric of a listed building orancient monument will almost always harm thecharacter or appearance of the building andtherefore will not normally be allowed. In manycases it may be possible to site antennas ordishes elsewhere in the curtilage of the building.

5.13.7 There is a significant potential for the sharing ofexisting masts and telecommunications sites,and for the siting of antennas on existingbuildings. In considering proposals for newmasts the District Planning Authority will needto be satisfied that there are no feasiblealternatives.

5.13.8 It is likely that, as time passes, further advancesin technology will lead to existing facilitiesbecoming obsolete or redundant. TheTelecommunications Code and the OperatorsLicence specifies that operators are not entitledto keep apparatus installed if it is no longer inuse and is unlikely to be used in the future.

5.14 Satellite dishesPolicy DEV.13

In considering applications for permission toinstall satellite television dishes, it will benecessary to ensure that such aerials are erectedin positions which will minimise their impact onthe environment.

In conservation areas and the Cotswolds Area ofOutstanding Natural Beauty, aerials should belocated away from public view.

Care should be taken over the siting of satellitetelevision dishes in relation to listed buildings soas to avoid any adverse impact on the characterand appearance of such buildings and theirsettings.

Explanation

5.14.1 Particular emphasis is given to the protection ofthe visual amenity and character of historically,architecturally and visually sensitive areas of theDistrict, such as conservation areas and theCotswolds Area of Outstanding Natural Beauty.In these areas even apparatus on side or rearwalls and on side or rear roofs may beunacceptable if those parts of the building orthe area surrounding the building are open togeneral public view.

5.14.2 Satellite dishes can be extremely harmful to thecharacter and appearance of listed buildings. Insome cases it will be impossible to find alocation for a satellite dish which does not havea detrimental effect on the building or itssetting. Owners/occupiers of listed buildingsmay have to accept that their premises do notafford scope to use this form oftelecommunication.

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5.14.3 It is anticipated that rapid improvements intechnology will soon make apparatusredundant. The use of apparatus may also ceasefor other reasons. In an attempt to ensure thatthe environment does not become clutteredwith redundant dishes, it is expected that theybe removed when no longer needed.

5.14.4 The District Council’s Conservation Officers canprovide advice on the siting of satellite disheson listed buildings.

5.15 AdvertisementsPolicy DEV.14

The display of advertisements will only bepermitted if amenity and highway safety issuesare not compromised. The following principleswill be applied:

(a) advertisements displayed on buildings willnot be permitted if the character or setting ofthe building would be unduly affected,particularly if the building is listed or issituated in a conservation area;

(b) the display of advertisements ofinappropriate size, design, colour, materialsor illumination will not be permitted; and

(c) roadside advertisement displays in ruralareas will be resisted unless they are locatedwithin the curtilage of the premises to whichthey relate, or at the site access, and aredesigned to be appropriate to the locality.

Explanation

5.15.1 The display of advertisements is subject to theTown and Country Planning (Control ofAdvertisements) Regulations 1992. This is acomplex piece of legislation which enablessome advertisements to be displayed withoutthe need for any permission while others aresubject to the need for ‘express consent’ fromthe local planning authority. It is, however,possible for authorities to require thediscontinuance of the display of anadvertisement not needing express consent if itbadly affects the amenity of a locality or if it isa danger to the public. Furthermore,advertisements proposed to be displayed on oraffecting the setting of a listed building arelikely to require Listed Building Consent.

5.15.2 Advertisements require careful control as theycan make a substantial impact on the characterof a locality. In established commercial centres,advertisements such as the hanging sign havebeen part of the scene for many years.However, modern advertisement styles andmaterials can be out of place in historic areasand one growing problem in this respect is thetrend by larger retail outlets to adopt a‘corporate image’ by using a nationally

identifiable motif. As the symbols take noaccount of the individual buildings, they tend tobe out of character with the building andsometimes detrimental to their setting. TheDistrict Planning Authority will endeavour tonegotiate adaptation of corporate liveries tolocal circumstances.

5.15.3 The impact of the display of advertisements onrural locations can be very significant. Whilst itis accepted that local businesses may need toannounce the location of their premises in ruralareas, attempts to employ inappropriate designsand materials will be strongly resisted,particularly in sensitive areas.

5.15.4 The road safety aspects of advertisementdisplays will also be taken into account by theDistrict Planning Authority.

5.15.5 The provisions of the Area of Special Controldesignated in Stratford-upon-Avon will beapplied and periodically reviewed to ensure thesuitability and extent of the designation.

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6.1 Introduction6.1.1 The success of this Plan will be measured not

just by the quantity of development it enablesbut also the extent to which it contributes tothe character and function of communities. It isimportant that development is managed in away which ensures its sustainability as far aspossible, especially by securing necessaryimprovements to related infrastructure andservices.

6.1.2 A decent home is a basic human need but it isalso a place where people and families shouldbe able to develop and foster community life.This Plan seeks to emphasise the holisticapproach to new development and itsrelationship to communities. Similarly, theavailability of jobs, shops and services andleisure and recreation facilities all make animportant contribution to the quality of lifeexperienced by local people.

6.1.3 This section therefore incorporates policieswhich are intended to meet the wide anddiverse needs of those who live in, work in andvisit the District.

6.2 Local choicePolicy COM.1

The views of the local community as expressedpreferably in a Parish Plan (or equivalent), or inits absence an alternative source of reliableevidence, will be fully taken into account in theplanning process. In particular, they will beused:

(a) to help assess the merits of schemespromoted by communities to meet needswhich they have identified;

(b) as a material consideration in thedetermination of planning applications andto assist in identifying the scope and natureof associated planning obligations whichmight be sought; and

(c) to identify opportunities for environmentaland other forms of enhancement.

In the case of Main Rural Centres and LocalCentre Villages only, as defined in Policy STR.1,small-scale schemes which meet housing(particularly affordable housing) and

employment needs identified by a localcommunity will be encouraged in this way. Suchschemes will be considered against the followingcriteria:

(a) the robustness of the justification made insupport of the scale, location and type ofhousing and employment sought;

(b) the maximisation of the use of previously-developed land which is available; and

(c) the need to ensure that other relevantpolicies of the Local Plan are not undermineddue to its location and design.

[Recommended references: Policies PR.1, COM.2, COM.14,COM.17, MRC.4, CTY.2, CTY.5, IMP.5]

Explanation

6.2.1 Stratford-on-Avon District Council has been atthe forefront in promoting the involvement oflocal communities in the planning process. Therole of Parish Appraisals and Village DesignStatements has taken on growing prominence inthe determination of planning applications asthe process for their preparation has becomemore robust and inclusive in reflecting the viewsof local people. The Rural White Paper (2002)promotes the bringing together of suchdocuments in the form of Parish and TownPlans. These provide the ability for local peopleto set out a vision for the future of theircommunity, what its needs are and how itscharacter should be preserved.

6.2.2 The Countryside Agency has publishedguidelines on the preparation of Parish Plans.The District Council will wish to ensure that theend product is a fair reflection of the views ofthe community as a whole and is generallyconsistent with national and local planningpolicies. Once satisfied that these criteria havebeen met, the District Council will consideradopting a Parish Plan and give its contents thestatus of supplementary planning guidancewhere appropriate.

6.2.3 Policy RA.3 in the Warwickshire Structure Planendorses this approach by supporting theprinciple of housing and industrial developmentin rural communities that meet local needswhich they have identified. This Local Planembodies the principle through the provisionsof a range of policies.

Section 6

Supporting and building communities

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6.2.4 Of particular note is the mechanism forassessing the merits of housing schemespromoted to meet local housing needs. It isvalid for any community to identify such a need,which could take various forms in terms of typeand tenure of dwellings. For Stratford-upon-Avon it is anticipated that such needs will bemet through the sites which are allocated in theLocal Plan for residential development or onunidentified ‘brownfield’ sites within the urbanarea.

6.2.5 In the Main Rural Centres, where opportunitiesfor securing affordable dwellings throughdevelopment proposals are limited, and in theLocal Centre Villages, where residentialdevelopment is severely restricted, scope isprovided for the local community to identify aneed for a particular form of housing. It isexpected that the initial evidence of such a needwill be provided in a Parish Plan (or equivalentdocument) which has been formally adopted bythe District Council as supplementary planningguidance (SPG). Subsequently, a scheme formeeting a need which has been identified maybe initiated through various means.

6.2.6 In the case of Alcester, Henley-in-Arden andStudley, which are situated in the Green Belt, ascheme to provide housing to meet a local needon a site lying outside their Built-Up AreaBoundaries would be an inappropriate form ofdevelopment based on the definition in PPG2.The argument in support of such a schemewould have to be sufficiently strong tooutweigh this principle.

6.2.7 In assessing the merits of a particular scheme tomeet local housing need, the District PlanningAuthority will apply the following criteria:

• planning permission is only likely to begranted for schemes which have theexpressed support of the local community;

• this support should be demonstrated inevidence which is submitted with theplanning application; and

• this evidence will be subject to verificationby the District Planning Authority.

6.2.8 With respect to all aspects of this policy, therewill be instances where a community has notprepared a Parish Plan (or equivalent) but,nevertheless, wishes to support a scheme orpromote an initiative. In such cases, the DistrictPlanning Authority will scrutinise the proposalor initiative by applying the same criteriaoutlined above.

6.2.9 The District Planning Authority intends to applythis approach to other forms of developmentwhich are identified as meeting a local need, forexample the provision of community facilities.

6.2.10 In subscribing to this approach, it must beemphasised that the District Planning Authorityis responsible for making decisions on planningapplications. In doing so, it has to take intoaccount a wide range of material considerationsrelating to national, strategic and local planningmatters. Consequently, the emphasis will be onthe use of ‘brownfield’ sites within or on theedge of a village. Evidence will be required toprove that no such sites are available before a‘greenfield’ site is considered. It is alsoimperative that development is not harmful tothe character of the village and its setting andother features of acknowledged importance. Onoccasions, it may be necessary to override thestrongly held views of a local communitybecause of such considerations.

6.2.11 Parish Plans (and their equivalents) offer a localperspective on environmental and communitymatters and often highlight issues which maynot be apparent to the outsider, such as theneed to preserve features which have historicalassociations or local amenity value.

6.2.12 The identification of environmentalenhancement and community facility projects inParish Plans will be used as a basis for grantallocation by the District Council. Suchimprovements may also, in appropriatecircumstances, benefit from developmentproposals where a direct relationship isestablished.

6.2.13 Supplementary planning guidance on theoperation of this policy has been produced bythe District Council.

6.3 Local shops and servicesPolicy COM.2

Existing shops and services which serve theneeds of local communities should be retained.All applications which seek to redevelop orchange the use of such facilities will be subjectto rigorous assessment to take into account thefollowing factors:

(a) the value of the facility to the localcommunity in social and economic terms;

(b) the availability of similar facilities which arereadily accessible by means other than a car;

(c) the commercial and/or operational viabilityof the facility, including any measuresavailable to improve viability;

(d) the extent to which the existing use has beenactively marketed to find a prospective newowner; and

(e) whether there is scope for an alternativecommunity use for the property.

[Recommended references: Policies COM.1, SUA.14,MRC.4]

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Explanation

6.3.1 Throughout the District there are manycommunities which continue to benefit fromthe presence of local shops and facilities. TheDistrict Planning Authority wishes to ensure thecontinued existence of such facilities, whichplay a vital role in meeting the more immediateneeds of local residents and businesses. Theyare particularly valuable to less mobile people,such as the elderly and people with disabilities,and are also able to fulfil a social function.

6.3.2 Government guidance seeks to reverse thedecline in services in urban and rural areas.Consequently, the District Planning Authoritywill thoroughly assess any proposals whichwould involve the loss of a local shop, publichouse or other facility. This will include athorough analysis of the existing operations ofthe business or service and its importance tothe local community it serves.

6.3.3 It is not necessarily the role of the planningsystem to judge the relative merits ofcommercial or other forms of facilities whichserve a community. Indeed, in many casesplanning permission is not required to changethe use of a building under the provisions of theTown and Country Planning (Use Classes)Order. This policy is aimed primarily at resistingthe conversion of buildings from a form ofcommunity use to a non-community use.

Policy COM.3

The provision of new shops and services whichmeet the needs of local communities will beencouraged.

These should usually be provided withinsettlements or involve the use of buildings whichare located close to existing residential areasand readily accessible by foot and cycle.

In certain cases it may be appropriate to relaxtechnical standards in order to secure a newfacility.

[Recommended references: Policies SUA.13, MRC.4]

Explanation

6.3.4 Proposals for additional shops and services willbe acceptable provided they are primarily toserve the needs of the local population and areat a scale appropriate for that purpose. On thisbasis it is considered that the main function ofsuch facilities should be to meet the needs ofthe local population rather than to attract largenumbers of people from a wider area. TheDistrict Planning Authority is opposed to theintroduction of large scale retail activity inresidential areas, smaller settlements and thecountryside. Such development would adverselyaffect the existing character of these areas andcould not be justified to serve the needs of localpeople alone.

6.3.5 Although the provision of new facilities ispreferable within the confines of a settlementfor the sake of convenience, occasionally anopportunity may present itself through the useof a building which is slightly detached from thephysical form of the village. It would beunfortunate if such a proposal was to beresisted for this reason alone if in every otherrespect the location was acceptable, convenientand could be reached safely by foot and cycle.

6.3.6 In certain cases, a proposal for a new shop orfacility may not meet the full developmentcontrol criteria set out elsewhere in the LocalPlan. For example, there may be inadequateparking provision or a lack of off-street loadingfacilities. However, if full standards are to beinsisted upon the result may be to deny thepossibility of further provision. As such it isconsidered that, where a proposal for a facilitywould clearly result in social benefit for thecommunity, the District Planning Authority mayrelax some of the standard development controlcriteria.

6.4 Open spacePolicy COM.4

The following standards of open space will besought:

(a) in Stratford-upon-Avon, open space to aminimum standard of 3.0 hectares per 1000population;

(b) in the Main Rural Centres, open space to aminimum standard of 2.6 hectares per 1000population, and,

(c) in all other settlements, children’s play areasto a minimum standard of 0.8 hectares per1000 population.

[Recommended references: Policy MRC.5]

Explanation

6.4.1 Open space is defined in the Town and CountryPlanning Act 1990 as land laid out as a publicgarden, or used for the purposes of publicrecreation, or land which is a disused burialground. However, PPG17: Planning for OpenSpace, Sport and Recreation (2002) stressesthat open space should be taken to mean allopen space of public value and a typology ofthe range of open spaces is provided.

6.4.2 This policy seeks the provision of open space inStratford-upon-Avon and the Main RuralCentres but, in certain circumstances, could beextended to other settlements. The standard ofprovision for children’s play areas is applicableto all settlements as it is particularly importantthat facilities are available locally for youngerchildren to use.

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6.4.3 In Stratford-upon-Avon, the standard is dividedinto the following categories:

1.6 hectares - Outdoor Sport0.8 hectares - Children's Playing Space0.2 hectares - Incidental Open Space0.4 hectares - General Use

6.4.4 In the Main Rural Centres, the standard isdivided into the following categories:

1.6 hectares - Outdoor Sport0.8 hectares - Children's Playing Space0.2 hectares - Incidental Open Space

6.4.5 Facilities for youth and adult use comprise thoseprovided by the public (local authority), private,commercial and industrial sectors includingpitches, courts, greens and other miscellaneousitems. It is worth noting that there are someexclusions from the target as listed by theNational Playing Fields Association in its ‘SixAcre Standard’ (2001). The requirement foryouth and adult use has been set to meetsporting and recreational needs.

6.4.6 Incidental open space comprises areas of landthat can be used for informal recreation, such assitting out areas for relaxation, rather thanactive play.

6.4.7 Three categories of children’s playing space areidentified in the NPFA standard. These are:

• local area for play (LAP)• local equipped area for play (LEAP)• neighbourhood area for play (NEAP)

6.4.8 A LAP is a small area of open space specificallydesigned to provide young children with playfacilities close to where they live, and should belocated within one minute walking distance ofhome. A LEAP is an unsupervised play areaequipped for children of school age and shouldbe located within five minutes walking distance.NEAPS are unsupervised sites, designed to servelarge residential areas and equipped for olderchildren but with the opportunity for youngerchildren to play. Overall, the District PlanningAuthority will follow as closely as possible theadvice given by the NPFA concerning the sitingand design of play areas as well as sportspitches and other facilities.

6.4.9 The achievement of the standard specified inthis policy will be secured through either thedirect provision of open space by the DistrictCouncil, or through partnership arrangementsinvolving the local community, privatelandowners and developers and the voluntarysector. Where it is justified by the scale of newdevelopment, developers will be expected tocontribute towards the provision of open spacein order to help achieve the standards set out inthis policy.

6.4.10 The higher standard of provision sought inStratford-upon-Avon is due to the special needswhich arise from the large numbers of visitorsthe town attracts. This places additional strainon existing open spaces which will lead to theirdeterioration unless further provision is made.

6.4.11 In seeking to secure and manage new openspace, regard will be had to the opportunity topromote biodiversity in accordance with theprovisions of Policies EF.6 and EF.7.

6.4.12 A number of proposals for creating new areas ofpublic open space are identified in Section 7 ofthe Plan.

6.4.13 This policy seeks to achieve a level of provisionagainst an overall set of standards, but otherprinciples such as accessibility and quality ofprovision are equally important. Where it isjustified, opportunities to enhance existingfacilities will be sought by the District Council.

6.4.14 The District Council supports the principle ofthe dual-use of school facilities by the widercommunity. This is advocated in nationalguidance in order to maximise their use andvalue as a community resource.

Policy COM.5

Where there is a local deficiency in public openspace in terms of Policy COM.4, new residentialdevelopment should make provision to meet theneeds which would be generated by thatdevelopment. Where this cannot be providedwithin the site, a contribution towards openspace provision in the locality or for theupgrading of existing facilities will be sought.

Proposals for residential development will beexpected to incorporate incidental open space toa minimum standard of 10 square metres perperson (1 hectare per 1000 population). Thisshould consist of children’s play areas, inaccordance with Policy COM.4, and informalareas for quiet relaxation.

Where open space is provided on site, it shouldbe well related to the housing development thatit is intended to serve. Its exact form and typewill be determined having regard to the natureand size of the development.

Appropriate arrangements will be required ofthe developer for the maintenance of any publicopen space which is provided.

Explanation

6.4.15 New housing development will be expected toensure that sufficient recreational space andfacilities are available to meet the needs of theprospective residents. Wherever possible,provision should be made on-site as an integralpart of the development. It should be of anappropriate type to serve the needs of thedevelopment, and in a location well related to

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the proposed dwellings. Where all, or part ofthe provision needs to be made off-site, afinancial contribution may be appropriate toallow for facilities to be provided or improved ina suitable location nearby.

6.4.16 The detailed requirements for the provision orimprovement of recreational open space andfacilities will vary according to the form andscale of the proposed development. They will,however, be based upon the minimumstandards set out in Policy COM.4. WithinStratford-upon-Avon, developers will not beexpected to make provision for the additionalrequirement for general use arising from thelarge numbers of visitors to the town.

6.4.17 Although the provision of adequate areas ofplaying space is a vital community requirementit is not, on its own, the complete answer. To beused effectively, proper distribution andlocation, as well as ease of access, are essential.If the facilities are too far from the homes ofpotential users or too inaccessible, their purposeis largely defeated.

6.4.18 For children’s play, the siting of the play areasand entry points is important to ensure that thepeace and comfort of residents, especially thatof the elderly, is not unduly disturbed. Ifincorrectly sited, the local authority may find itdifficult to resist the demands of the residentsfor closing or relocating a play area. A facilityestablished before the adjacent housing is firstoccupied is less likely to cause objection thanone which is constructed after occupation andwithout prior consultation with local residents.An Open Space Audit of Stratford-upon-Avonand the Main Rural Centres was published bythe District Council in March 2005.

6.4.19 The current level of provision of open space inthe District generally fails to meet the standardsset out in Policy COM.4. Consequently, anynew housing development is likely to createadditional demand for such facilities. On thatbasis, it is appropriate to seek open spaceprovision within the site or a financialcontribution to providing facilities off-site.

6.4.20 Open space provision and financialcontributions will only be sought where there isan established deficiency, in terms of quality,quantity and distribution in the locality. Incertain cases, the proposed development maynot generate any further demand for openspace or place any strains on the open spacenetwork nearby. Further guidance on thedeveloper contribution system is provided underPolicy IMP.4.

6.4.21 The District Council’s ability to take on the costsof maintaining public open space is limited. Itwill, therefore, require alternative arrangementsto be entered into by the applicant to ensureongoing maintenance. This might be madethrough an agreement with a Parish or TownCouncil or residents association or by levying aservice charge on each dwelling.

6.4.22 Supplementary planning guidance has beenproduced by the District Council to providefurther advice on the provision of public openspace.

Policy COM.6

The redevelopment of existing or proposedpublic and private open space, includingallotments, will not be permitted unless all thefollowing criteria apply:

(a) an equivalent and equally convenient area ofopen space is laid out and made available forthe same purpose, unless there is a lack ofproven need for the facility;

(b) the development would not entail the loss ofan open space of significant amenity and/orecological value; and

(c) the level of open space provision would notfall below the standards set out in PolicyCOM.4 as a result of the development.

Development on open space which is valuablefor its contribution to the amenity and characterof the area will also be resisted.

Explanation

6.4.23 Government guidance in PPG17 clearly statesthat undeveloped land that has recreational oramenity value should be protected by theplanning system unless it can be demonstratedthat there is, or would be, a surplus ofaccessible public open space in the area. To thisend, the District Planning Authority willsafeguard existing public open spaces as anessential community facility. The Authority alsorecognises that allotments and private openspaces, such as school playing fields and privatesports grounds, are important amenities thatrequire protection under the scope of thispolicy. The definition of previously developedland set out in Annex C of PPG3 specificallyexcludes land in built-up areas which has notbeen developed previously, such as recreationgrounds and allotments.

6.4.24 The demand for allotments tends to fluctuatebut they are an important ongoing resource forthe community and biodiversity, oftenrepresenting years of public and individualinvestment, and worthy of protection.

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6.4.25 Where replacement land is required tocompensate for any loss of provision at anotherlocation, it should be equivalent in terms of size,quality, accessibility, usefulness andattractiveness to that being lost. Any necessaryworks will also be secured through thedevelopment proposal.

6.4.26 Many areas of undeveloped land make animportant contribution to the character andappearance of a town or village. Although suchareas may not always be available for publicaccess, the development of land that makessuch a positive contribution would beinappropriate.

6.4.27 In addition to providing recreationalopportunities, open spaces can also form a vitalelement of the urban environment and mayhave some natural or wildlife value.

6.4.28 Sports and recreational buildings and land arealso covered and protected under the scope ofthis policy.

6.4.29 For the avoidance of doubt, the land offMasons Road, Stratford-upon-Avon, currentlyused as a football ground, together with itsassociated facilities, is recognised in this LocalPlan as recreational land and no alternative usewill be considered unless a suitable replacementsite is identified.

6.5 Bus service supportPolicy COM.7

The District Planning Authority will work withbus operators, developers, the County Counciland other interested parties to protect, improveand extend both conventional and non-conventional bus services to assist local peopleto gain access to work, shopping, health, leisureand other facilities. This will be achievedthrough:

(a) negotiating with developers for contributionstowards enhancing existing services andfacilities and/or securing new services andfacilities to meet additional demandgenerated by new development;

(b) promoting traffic management measures togive buses priority over other forms ofvehicular traffic, particularly at congestedlocations;

(c) working in partnership with the CountyCouncil to promote permanent park and ridefacilities; and

(d) ensuring that the design and layout ofdevelopment proposals, where appropriate,have effective links to bus services.

[Recommended references: Policy MRC.2]

Explanation

6.5.1 A number of objectives of the Local Plan relateto a significant extent on the management oftransport. For example, a town centre which iscompletely dominated by traffic for much of theworking day is not an attractive environment foreconomic activity. Equally, increased car use hasserious adverse environmental implications inthe form of carbon dioxide emissions.Encouraging people to use public transport isone way of easing the pressure on town centrecongestion and at the same time improving thelocal environment. However, the provision ofbus-based public transport involves a number ofstakeholders, in particular bus operators and theCounty Council, and the District Council willneed to work in close partnership with them tosecure more effective services.

6.5.2 The rural nature of the District has limited thescope for conventional bus services to operateon a commercially viable basis. The DistrictCouncil will work in partnership with theCounty Council and local community groups tosupport and promote non-conventional publictransport where there is a proven need. Inparticular, it will support the work of the RuralTransport Partnership in facilitating andextending accessibility in the rural parts of thedistrict.

6.5.3 New developments often add to the volume oftraffic and consequently create problems suchas congestion and pollution. The cost to localcommunities as a result of this can besignificant. It is therefore appropriate that,where justified, developers should be requiredto make a contribution to provide and/orenhance public transport infrastructure andservices in the locality where the developmentoccurs.

6.5.4 Currently, levels of bus use in the District arerelatively low. The attractiveness of buses canbe improved by enhancing frequency, reliabilityand the time it takes to complete a journey.Dedicated bus lanes and other measures canassist significantly to improve the situation andthereby make travel by bus a more attractivealternative to the car.

6.5.5 It is important to ensure effective integration ofland use and transport policies to ensure thatdevelopment which generates significantamounts of traffic is located where publictransport infrastructure is available. This willenhance the critical mass necessary to attractbus operators to improve and extend services inthe area and ensure that people have a choiceof modes. Similarly, the design and layout ofdevelopment can create opportunities forlinking development to public transport nodes.

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6.5.6 The Local Transport Plan produced byWarwickshire County Council seeks to improvepublic transport for those reliant upon it and toprovide a more attractive alternative to the useof the car.

6.6 Rail service supportPolicy COM.8

The District Planning Authority will seek theretention, extension and improvement of railservices which serve the local area, and will takeappropriate measures to encourage patronage.These measures will include the provision of newor improved park-and-ride facilities, interchangefacilities and improved facilities at railwaystations.

In appropriate circumstances this will involvenegotiating with developers towards enhancedrail services and facilities to meet additionaldemand generated by new development.

Explanation

6.6.1 The rail links between Stratford-upon-Avon toBirmingham, Leamington Spa and Londonperform an important function for commuting,shopping and leisure activities. It is consideredby the District Planning Authority that these railservices should be retained and improved.Associated facilities which can be provided inco-operation with Network Rail and/or trainoperators, such as car parking, will be pursuedby the Authority in appropriate cases.

6.6.2 The District Council has been working closelywith a number of partners to promote theNorth Warwicks Line (now known as theShakespeare Line) between Stratford-upon-Avonand Birmingham. A significant potential todevelop the use of the line by tourists wasidentified, which has already lead to theintroduction of steam services and a range ofpromotional initiatives. This will help to improvethe overall viability of the line, including theintroduction of a semi-fast service, which willbenefit local communities and help to reducecar-based commuter journeys to theconurbation.

6.6.3 A comprehensive strategy relating to Stratford-upon-Avon station includes the provision of abus/rail interchange (see Proposal SUA.I), theintention to route bus services linked toproposed park-and-ride facilities past the stationand the enhancement of car parking for users ofrail services. The proposals for the area aroundthe station provide for improved co-ordinationbetween buses, pedestrians and trains toencourage a greater use of rail services.

6.6.4 The Local Transport Plan identifiesopportunities for increasing the number ofjourneys made by rail.

6.7 AviationPolicy COM.8A

General aviation activity within the District willbe confined to existing airfields. Proposals forthe expansion of activities requiring planningpermission will only be supported where theyare within the established limits of an existingairfield and would not have a materially adverseeffect on the environment of adjacent areas.

Explanation

6.7.1 The District Planning Authority acknowledgesthe importance of the existing small airfieldswithin the District for general aviation. For thepurposes of the policy, general aviation means'All Civil Aviation operations other thanscheduled air services and non-scheduled airtransport operations for remuneration or hire'(International Civil Aviation OrganisationVocabulary). There are three active airfieldswithin the District: at Long Marston, Snitterfieldand Wellesbourne. Activity at Long Marston isprimarily limited to microlights, whilstSnitterfield is used solely for non-motorisedgliders. Wellesbourne is used for generalaviation, has two active runways and is licensedby the Civil Aviation Authority.

6.7.2 In accordance with WASP Policy T.12, thispolicy seeks to concentrate general aviationactivity within existing facilities, rather thandisperse activity and create new facilities. Manyaspects of aviation fall beyond the control ofthe District Planning Authority and this policyonly relates to aviation development whichrequires planning permission. Where proposalsare submitted for aviation-related developmentwhich requires planning permission, theenvironmental impact of such proposals will becarefully assessed. All proposals would have tocomply with the provisions of Policy PR.8dealing with pollution control.

6.7.3 Whilst none of the airfields located within theDistrict are covered by official safeguardingmaps issued by the Civil Aviation Authority(CAA), informal safeguarding arrangementshave been in place for a number of years inrespect of both Wellesbourne and LongMarston airfields. In accordance with the adviceset out in ODPM circular 01/2003 non-officialsafeguarding maps are in place for theseairfields together with an agreed consultationprocedure. The general advice contained inCircular 01/2003 applies to 'non-officially'safeguarded airfields as well as those withofficial safeguarding from the CAA.

6.7.4 Proposals for the expansion of Birmingham andCoventry Airports could have significant knock-on implications for airfields within the District.The operation of this policy may have to bereviewed in the light of any changes to nationalpolicy on the development of air transport inthe UK.

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6.8 Walking and cyclingPolicy COM.9

The layout and design of development proposalswill be expected to incorporate facilities forwalking and cycling which are safe, convenientto use and well connected to other parts of thesettlement. Proposals will not be supported ifthe function of existing walking and cyclingfacilities would be compromised.

Negotiations will be carried out with developersfor contributions where a developmentgenerates a need for improved pedestrian orcycle facilities outside the development site.

Where opportunities arise, improvements willbe sought to existing pedestrian and cyclingnetworks through the promotion of new linkageswithin the settlement.

The District Planning Authority will work inpartnership with the County Council to promotepedestrian priority areas and dedicated cycleroutes.

Explanation

6.8.1 Studies have shown that most journeys made bycar, particularly in the main settlements of theDistrict, are short enough to be made bywalking and cycling. Yet there is a continuingdecline in these modes of travel. At the sametime, the potential for walking and cycling toreduce the level of car use is significant if theright measures are taken.

6.8.2 The potential has been highlighted in a studycarried out by Oscar Faber on behalf of theDistrict and County Councils as part of thetransport strategy for Stratford-upon-Avon. Thesame situation occurs on a smaller scale in themain rural centres of the District. However, thescope for cycling and walking to play a valuablerole is limited at the present time due to a lackof pedestrian facilities and cyclinginfrastructure. The District Planning Authoritywill therefore promote measures that wouldenable the full benefits of walking and cyclingto be realised.

6.8.3 One way of achieving this is by incorporatingwalking and cycling facilities at the outset of thedevelopment process. Such facilities will need tobe safe, convenient to use and well connectedto other parts of the settlement to attractsignificant usage.

6.8.4 In promoting walking and cycling as alternativemodes of travel to the car, the District PlanningAuthority takes the view that the safety andconvenience of pedestrians and cyclists shouldbe paramount. In this regard, where feasible,pedestrian priority areas and dedicated cycleroutes will be promoted.

6.9 Public car parksPolicy COM.10

In Stratford-upon-Avon, new public car parks willonly be supported where they are directlyassociated with park-and-ride facilities.

Within the Main Rural Centres, the location ofpublic off street car parks will be consideredagainst the following criteria:

(a) the extent to which the proposal wouldimprove the function of the commercial coreof the settlement;

(b) the impact of the proposal on the aestheticquality of the area; and

(c) the benefits to be gained by reducing on-street parking.

Explanation

6.9.1 One of the key objectives of the DistrictPlanning Authority’s approach to transportissues is to use parking policy as an essentialtool in influencing a shift from car based travelto environmentally friendly alternatives such aswalking, cycling and public transport. Thisobjective is highlighted in the Parking Strategyfor Stratford-upon-Avon. The town experiencesconsiderable transport and parking problemscompared with other parts of the District. Inparticular, access to the town centre is affectedby increasing levels of congestion, withconsequent adverse economic andenvironmental implications. Further provision ofpublic car parks in the town centre would onlyserve to exacerbate the traffic problems of thetown. On the other hand, park-and-ride has thetwin benefits of providing convenient access tothe town centre whilst at the same timeimproving environmental quality.

6.9.2 Some of the main rural centres in the Districtare also facing parking problems. This situationcould be exacerbated by the objective ofenhancing the functions of these centres inproviding shops and services to their ruralhinterlands. In some cases, this may justify theprovision of improved public car parks. Wherethere is a proven need, the criteria establishedby the policy will ensure that they are providedat appropriate locations and any adverseenvironmental and economic implications areminimised.

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6.10 Traffic managementPolicy COM.11

The following forms of traffic-related measureswill be supported where they would achieveenvironmental, social or economic benefits tothe local area:

(a) traffic management and calming schemes toimprove road safety and conditions forpedestrians and cyclists;

(b) bridge improvement schemes to ensure theeffective movement of traffic;

(c) heavy vehicle restrictions to remove non-essential traffic from sensitive areas; and

(d) dedicated provision for specific modes oftravel, such as cycles and buses.

Explanation

6.10.1 Traffic management measures can significantlyimprove pedestrian and highway safety in areaswhere traffic speed and/or accident rates aretoo high. In particular, residential streets wherethere is extensive rat-running or roads inproximity to schools may be suitable locationsfor traffic calming measures to be considered.Such measures may take the form ofimprovements to the carriageway or theimposition of speed limits.

6.10.2 It is the responsibility of the County Council ashighway authority to implement trafficmanagement measures. However, it is essentialto work in partnership with the District Counciland the particular communities affected toidentify the need for individual schemes, towork up a detailed design and to introduce aprogramme of awareness. Examples of suchinitiatives include ‘Home Zones’ in residentialareas and ‘gateway’ schemes to villages.

6.10.3 There may also be opportunities to introducetraffic management measures as part ofdevelopment proposals. In such cases it wouldbe appropriate for the developers to fundschemes directly associated with theirproposals.

6.10.4 It may be necessary, for example inconservation areas and other areas of highenvironmental quality, to reduce non essentialtraffic. One method of doing this is throughtraffic orders which can ban certain types ofvehicles or limit the time of day that vehiclescan use certain roads. The promotion of suchtraffic orders is the responsibility of the CountyCouncil.

6.10.5 In seeking to implement traffic managementmeasures the District Council will liaise with theCounty Highway Authority and localcommunity groups to ensure that signs areappropriately designed with minimum adverse

impact on the character of the locality, inparticular the character of conservation areasand other designated areas. In all cases,examples of best practice will be taken intoaccount.

6.10.6 The opening of new roads and the location ofnew development may have an impact onheavy lorry movements. Consequently, theneed to introduce controls such as weightrestrictions will be continually assessed. It willbe necessary to demonstrate an achievableoverall benefit, not simply the shifting of theproblem from one community to another.

Policy COM.11A

Within the Vale of Evesham Control Zone,indicated on the Proposals Map, applications fordevelopment falling within Use Classes B1, B2,and B8 will be permitted only if it can bedemonstrated that the use will not generate anincrease in HGV movements through any of thesettlements located within the zone. Other useslikely to generate HGV movements will besubject to the same considerations. The generalpresumption is that development in the zoneshould not generate any increase in HGVmovements.

Planning permission will only be granted forproposals which would result in an increase inHGV movements where it can be demonstratedthat:

(a) there is a need for development to be sited inthat location and that the developmentcannot be sited elsewhere in locations withbetter access to the Lorry Route Network;

(b) the benefits to local communities and thelocal economy resulting from thedevelopment would outweigh the harmcaused by the increase in HGV movements;

(c) transportation requirements would not resultin more than a 5% increase in HGV trafficgenerated by the business over the levelprevailing at the time of the application; and

(d) the routes proposed to serve thedevelopment are those which would minimiseenvironmental impact.

Explanation

6.10.7 The Vale of Evesham has had a traditionalassociation with agriculture, horticulture andmarket gardening. The Vale is also home to anumber of former military bases and airfieldswhere redevelopment for employment uses,especially storage and distribution, has occurredon a large scale. The various employment useshave led to significant growth in the numbers ofheavy goods vehicles (HGVs) passing throughthe area. The resultant intrusion is a majorconcern to the communities affected by thelorry routes.

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6.10.8 This policy seeks to control the extent to whichnew development or expansion of existingbusinesses generates HGV movements in theVale of Evesham, and is part of a wider cross-boundary strategy to address the problemscaused by HGVs in the area. In general,employment uses which can demonstrate thatan increase in HGV movement would not begenerated will be acceptable where they areconsistent with other policies in the Plan.

6.10.9 Where a proposal would result in an increase inHGV movements, schemes will only bepermitted where it can be demonstrated thatthe reasons for the proposal, such as economicbenefits to the local economy, outweigh theimpact of the increase in traffic. Where anapplication is supported on such grounds, itshould not result in more than a 5% increase inHGV traffic generated by the business over thelevel prevailing at the time of the application.Increases of more than 5% may be acceptablewhere proposals are small-scale and the impactof additional HGV traffic would be 'de minimis'.For the purposes of this policy an HGV isclassed as a lorry over 7.5 tonnes maximumgross weight.

6.10.10 In 2001 the District Council, along with theneighbouring Districts of Cotswold andWychavon, adopted supplementary planningguidance entitled ‘Lorries in the Vale ofEvesham’, intended to address the problems ofHGV movements in the area. The SPG identifiesa control zone within the three districts and is amaterial consideration in determining planningapplications. The SPG provides further guidanceon the information which will be required to besubmitted as part of any application fordevelopment.

6.11 Existing housing stockPolicy COM.12

In order to facilitate the effective managementand stewardship of the existing housing stock,the following principles will be taken intoaccount:

(a) proposals resulting in the net loss ofdwellings through demolition or change ofuse will not be permitted unless there is aspecific and over-riding justification;

(b) the extension of an existing dwelling may bepermitted provided that no unacceptableharm is caused to neighbouring properties orto the character of the locality;

(c) the sub-division of a dwelling to form two ormore units may be permitted within the Built-Up Area Boundaries defined for Stratford-upon-Avon and the Main Rural Centres, asillustrated on the Proposals Map; and

(d) outside the Built-Up Area Boundaries ofStratford-upon-Avon and the Main RuralCentres the replacement of a permanentdwelling may be permitted where its scale,design and location would cause nounacceptable harm to neighbouringproperties or to the character of the locality.Unless significant environmental benefitswould accrue such a dwelling should liewithin the curtilage of the existing dwelling.The existing dwelling should have the benefitof a lawful planning use and not have beensubstantially demolished and/or abandoned.


Explanation

6.11.1 There has been a tendency to overlook the roleand significance of the existing housing stock,which clearly represents the vast proportion ofthe overall provision. It is now recognised thatthe existing stock is a vital resource that shouldbe safeguarded if strategic objectives are to berealised.

6.11.2 This policy seeks to facilitate a comprehensiveapproach towards the stewardship of theDistrict’s entire housing stock. It does this byproviding a framework for the management ofthose changes susceptible to regulation throughthe planning system. It therefore complementsthe role of the District Council as strategichousing authority in the exercise of its otherpowers and duties in relation to the District’shousing stock.

6.11.3 In order for the District Council to play its partin the proper stewardship of the District’sexisting housing stock, it is particularlyimportant to ensure that changes to it aremanaged in a way that both complements thestrategy of this Plan and reinforces the benefitsof other corporate initiatives. A strategicapproach is important because individually thedegree of change may be minor andincremental, but over time effects can becumulative and significant.

6.11.4 The intention of the policy is therefore to:

• recognise and provide scope for adaptationand flexibility within the existing housingstock;

• maintain a balance in size structure,particularly by retaining a stock of smallerdwellings;

• ensure existing settlements and individualhomes remain attractive to live in byprotecting their amenities; and

• prevent the loss of homes to other uses,unless there is a specific and over-ridingjustification.

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6.11.5 This policy complements and reinforces othercorporate initiatives of the District Council, forexample:

• the Home Improvement Agency whichsupports the improvement and adaptationof existing properties, and exercises theCouncil’s duties under the Home EnergyConservation Act; and

• the Empty Property Strategy whichsupports efforts to make the best use of theexisting housing stock by bringing emptybuildings into use as residentialaccommodation.

6.11.6 The District Planning Authority accepts that theexisting housing stock is subject to theaspirations of owners to maximise the potentialof individual properties. As such, it supports theprinciple of extensions, sub-division andreplacement. However, it is important to ensurethat schemes are appropriate in their design as,individually and collectively, they can changethe character of the urban or rural area in whichthey are situated. A degree of control over thescale of such schemes needs to be applied inparticular.

6.11.7 It is acknowledged that benefits can, onoccasions, arise from the loss of existingdwellings. For example, a proposal may providea facility or service that will meet the needs ofthe local community. Such cases will beassessed to gauge the level of local support andthe mechanism for securing a proven benefit inthe longer term. Conversion to another use mayalso prove to be the only effective means ofprotecting a listed building from deterioration.

6.11.8 The creation of new units through the sub-division of existing dwellings is restricted tothose locations where new dwellings would besupported in principle, in accordance with thestrategy for controlling residential developmentestablished in the Warwickshire Structure Planand taken forward in this Plan.

6.11.9 In locations where the creation of additionaldwellings would not be supported on the basisof the overall strategy for controlling thelocation of development, the one for onereplacement of an existing dwelling is stillappropriate. It will be necessary to assess theimpact of an individual scheme on the characterof the local area, particularly with respect to thescale of any proposed increase in size andvolume of the dwelling. It is anticipated that thereplacement dwelling should be closely relatedto the position of the existing dwelling on thesite, although it is acknowledged that benefitsto the landscape can be achieved by taking amore flexible approach on this matter in certaincases.

6.11.10 When assessing proposals for replacementdwellings, the District Planning Authority willneed to be satisfied that the principle ofpermanent residential occupation of the site hasbeen lawfully established. This is an issue ofparticular relevance to the consideration ofproposals for the replacement of chalets, shacksand other non-portable structures constructedto relatively low standards of durability.However, sites occupied by caravans, parkhomes or mobile homes do not fall within thescope of the policy, even though they may besubject to a planning permission which is nottime-limited. Where a caravan or mobile homepermitted for the purposes of agriculture orother rural enterprise is proposed to be replacedby a fixed permanent dwelling, then theproposal will be assessed against the provisionsof Policy CTY.6.

6.11.11 The one for one replacement of existingdwellings can be acceptable in the Green Belt.However, a fundamental requirement in suchcases is that the proposed dwelling should notbe materially larger than the dwelling it isintended to replace.

6.11.12 The District Council’s Housing Strategy sets outin more detail the Authority’s approach onhousing matters.

6.12 Affordable housingPolicy COM.13

In order to maximize the supply of affordablehousing as a proportion of overall housingsupply, the District Planning Authority will:

1. Expect all proposals involving residentialdevelopment on allocated and ‘windfall’ sitesto provide a proportion of affordablehousing, where:

(a) in the case of settlements with apopulation over 3,000 the developmentwould comprise either 15 or moredwellings and/or involve a site of 0.5hectares or more of land; or

(b) in the case of settlements with apopulation of fewer than 3,000 thedevelopment would comprise either 10 ormore dwellings and/or involve a site of 0.4hectares or more of land.

Such provision must be made on-site in theform of serviced land and/or dwellings. Onlyin the most exceptional circumstances willcontributions in cash or kind in lieu of on-siteprovision be accepted, in accordance withsupplementary planning guidance adopted bythe District Planning Authority.

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2. Seek to negotiate the exact level and meansof provision of affordable housing in all suchcases with reference to:

(a) the nature of the identified housing need;

(b) the likely timing of the release anddevelopment of the site;

(c) any special considerations affecting thedevelopment of the site; and

(d) objectives and targets contained insupplementary planning guidance.

3. Not grant planning permission until thedeveloper has entered into satisfactoryarrangements to ensure that the affordablehousing is:

(a) built within an agreed timescale;

(b) provided on terms that would meetidentified need;

(c) to be occupied only by householdsrequiring such accommodation; and

(d) managed and maintained on a long-termbasis as affordable housing, normallythrough the involvement of a JointCommissioning partner Registered SocialLandlord.

4. Promote the role of ‘exception’ sites whichprovide affordable housing in ruralsettlements where residential development isnormally restricted, in accordance with PolicyCTY.5.

Recommended references: Policies COM.1, IMP.4]

Explanation

6.12.1 The Warwickshire Structure Plan 1996-2011(WASP) sets out an indicative figure for theprovision of affordable housing for each districtin the County. For Stratford-on-Avon District theindicative figure is 3,700 dwellings, whichrepresents 45% of the total housing provisionfor the District for the period 1996 to 2011. Theindicative figures in Policy H.2 of the WASPderive from research undertaken which revealeda backlog in the provision of affordable housingin the County. The figures do not determinelocal plan provision but provide a robustindication of the level of affordable housinglikely to be needed in each district. More recentresearch, carried out in preparing what is nowthe Regional Spatial Strategy, has reinforced theseverity of the problem in relation to the lack ofaffordable housing in the south-east of theRegion, including Stratford-on-Avon District,and the importance of ensuring that adequatelevels of affordable housing are provided.

6.12.2 The 1999 Housing Needs Survey recommendedthat 30% of housing on qualifying sites shouldbe provided in the form of affordable housing.This has provided a basis for negotiations with

developers since November 1999. The surveywas updated in February 2002, whichreaffirmed and identified the further extensionof housing need in the District. The DistrictCouncil has since approved a target of 35%given the current scale of housing need.

6.12.3 Current Government advice neverthelessrequires that all proposals are considered on asite-by-site basis and, for this reason, the policydoes not stipulate a specific proportion ofaffordable housing that the Council will seek tonegotiate in each case. However, the target of150 affordable dwellings on allocated sites setout in Policy STR.2 of this Plan indicates that ahigher proportion of affordable housing will berequired overall if the target is to be met in full.The level and nature of affordable housingprovision sought on individual sites will benegotiated having regard to objectives andtargets contained in adopted supplementaryplanning guidance.

6.12.4 When submitting a planning application,developers of sites to which this policy appliesare strongly encouraged to provide a statementsetting out their proposals for meeting therequirements for affordable housing.

6.12.5 Implementation of the policy will normally besecured through the District Council, partieswith an interest in the land in question and aRegistered Social Landlord (RSL) entering into aSection 106 Agreement.

6.12.6 Current Government advice suggests that bothconditions and planning obligations maylegitimately be used to regulate the occupancyof affordable housing. However, under theparticular circumstances prevailing within theDistrict it is not considered appropriate tosecure the provision or control the occupancy ofaffordable housing through the use ofconditions. They would not guarantee theinvolvement of an RSL nor provide sufficientcertainty over the timing and cost of transfer ofthe necessary land. Such uncertainties wouldundermine the achievement of the DistrictCouncil’s social housing enabling programme.

6.12.7 The role of the Council’s Partnership RSLs willbe central to the implementation of this policy.In most cases, RSLs will be nominated toparticular sites through the JointCommissioning mechanism. Prospectivedevelopers are encouraged to make contactwith the District Council before submitting aplanning application to discuss thesearrangements.

6.12.8 Proposals must demonstrate that any affordablehousing provided under this policy would begenuinely 'affordable' as defined in a district-wide housing needs survey. In accordance withthe findings of the 1999 Survey, the Council

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does not consider there is a role for so-called‘low cost’ open market housing in meetingidentified needs. It is acknowledged that on theface of it this position is at variance with currentGovernment advice in Circular 06/98. However,such advice is of a very general nature and setin a national context. It must be considered andapplied by each local planning authority in thelight of prevailing local circumstances. In thecase of Stratford-on-Avon District, the findingsof the 1999 Survey demonstrated that ‘lowcost’ housing would not meet identified needs.The District Council therefore expects thataffordable housing will be provided in the formof social housing, that is to say housing built forrent or sale by a Partnership RSL. Further adviceon the funding of affordable housing will beprovided in supplementary planning guidance.

6.12.9 The normal expectation is for affordablehousing, where required, to be provided on-site.The Council has nevertheless adoptedsupplementary planning guidance covering thepotential role of financial or land contributionsas an alternative to the actual provision on-site.However, this option is not encouraged by theDistrict Council and will only be agreed in veryexceptional circumstances.

6.12.10 In interpreting and applying this policy it willnormally be self-evident what constitutes a‘site’. However in determining whether a sitefalls above or below the specified sizethresholds, the Council may need to considerwhether it would be reasonable to aggregate anapplication site with other land and treat suchland as a single site for the purposes of thispolicy. Circumstances where this is likely toapply include situations where the control orownership and/or physical relationship ofdifferent parcels of land suggest it would bereasonable to do so.

6.12.11 For the avoidance of doubt, this policy appliesas much to land owned or controlled byRegistered Social Landlords as to private sectordevelopers.

6.12.12 It is stressed that the provisions of this policyalso apply to schemes which are promoted tomeet a housing need identified by a localcommunity in accordance with Policy COM.1.Furthermore, where a local community isseeking the provisions of affordable housing onsites below the size thresholds in part 1 of thispolicy, then its requirements will still be applied.

6.13 Mix of dwelling typesPolicy COM.14

In order to secure a diversity of dwelling sizesand types to reflect identified needs, and toachieve an appropriate balance in the profile ofthe District’s housing stock, proposals forresidential development consisting of 10 ormore dwellings, or involving 0.4 hectares ormore of land, will be expected to provide arange and mix of dwelling types.

The proposed mix of dwellings will beconsidered on a settlement-wide basis, havingregard to:

(a) the extent to which a diversity of dwellingsizes and types is proposed, taking intoaccount the overall scale of development andthe physical characteristics of the site;

(b) the existing profile of the housing stock inthe settlement; and

(c) the findings of a Parish Plan (or equivalent)adopted by the District Council.

[Recommended references: Policy COM.1]

Explanation

6.13.1 Over time the structure of the housing stockhas changed in response to market pressures,typically through the enlargement of existingdwellings or the replacement of smaller housesand bungalows with larger properties. Whilstthis demonstrates the flexibility of the existingdwelling stock, it can reduce the supply ofsmaller and more affordable dwellings. At thesame time, the stock size structure of newresidential estates has tended to be weightedtowards larger accommodation to the detrimentof the supply of smaller more affordable homes.

6.13.2 Although the size profile of new developmenthas always been subject to scrutiny though theplanning process, this has tended toconcentrate on a narrow range of amenityconsiderations. Until now the District PlanningAuthority has not applied a mechanism toenable a more comprehensive view to be takenof the profile of the emerging housing stock,including the issues of affordability and socialinclusion which this policy seeks to address.

6.13.3 It is not the intention, through theimplementation of this policy, to precludehigher density development in appropriatecircumstances.

6.13.4 Further work will be undertaken by the DistrictCouncil to formulate a detailed mechanism forimplementing this policy.

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6.14 Accessible housingPolicy COM.15

In all proposals for housing development,designs will be encouraged which ensure that theapproaches, entrances and layout of dwellingsare accessible to all potential occupants andvisitors, in particular the elderly and disabled.

In the case of housing allocations identified inthis Plan, and ‘windfall’ housing developmentscomprising ten or more dwellings, a proportionof dwellings will be expected to satisfy standardsassociated with disabled access in accordancewith the level of recognised need.

Explanation

6.14.1 Analysis of national trends shows that, as thenew century progresses, there will be anincreasing number of people of pensionable agein the UK. This situation is significant in itsimplications for the provision of specialisedaccommodation such as sheltered or verysheltered housing schemes. Attractive areassuch as Stratford-on-Avon District can expect tocontinue to attract a significant proportion ofelderly residents.

6.14.2 The larger settlements in the District support alevel of service provision to serve the immediateneeds of elderly persons. For this reason, it isconsidered that sites allocated for residentialdevelopment are suitable for the elderly and aretherefore subject to the provisions of this policy.Special requirements in house design and accessfor people with disabilities are obviousrequirements of such schemes.

6.14.3 Specialist schemes totally designed for anddevoted to the elderly are operated by housingassociations as well as by the private sector.Where local research demonstrates the need forsuch accommodation, the District PlanningAuthority will support appropriateopportunities. To ensure that such privateschemes are retained for use by the elderly,controls will be imposed stipulating theminimum age of the occupants.

6.14.4 The concept of ‘Lifetime Homes’ is becomingmore widely recognised and applied. Itoriginated with the Joseph RowntreeFoundation in response to concerns about howinaccessible and inconvenient many houses arefor large sections of the population. Theprinciple embodied in the concept is that thedesign of all new dwellings should meet theneeds of most households. The emphasis is onaccessibility and features that make the homeflexible enough to meet whatever comes alongin life. In many cases it should avoid the need tomake expensive alterations, to install a lift forinstance, or even to move house altogether. TheDistrict Planning Authority will encouragehousebuilders to incorporate such principlesinto the design of dwellings.

6.15 Existing business usesPolicy COM.16

Throughout the District the retention of sites inbusiness uses will be promoted by:

(a) not permitting the redevelopment orconversion of such sites for other uses,including housing, except in those casesspecifically identified in this Plan or ‘badneighbour’ uses in accordance with PolicyPR.11; and

(b) supporting the expansion of existing firms intheir established locations, except where thescale and nature of the activity would causeunacceptable environmental impact on thelocal area.

In cases where a site is vacant, wholly orpartially, or is due to be vacated, and wherethere is clear evidence that an alternativebusiness use cannot be attracted, an alternativeuse may be appropriate. This will be subject tothe satisfaction of other policies in the Planwhich seek to control the location ofdevelopment.

[Recommended references; Policy STR.4]

Explanation

6.15.1 As PPG 4: Industrial and CommercialDevelopment and Small Firms (1992) stresses,many businesses can be carried on in rural andresidential areas without causing unacceptabledisturbance through increased traffic noise orother adverse effects. Light industry and manyforms of small business operate withinresidential areas without detriment to theamenity of the area. Consequently there isoften no need to pursue a rigid separation ofemployment and services from the residentialareas they serve.

6.15.2 The District Planning Authority is concernedthat existing industrial sites and premises arecoming under increasing pressure forredevelopment, particularly due to theemphasis in PPG3 on the re-use of previouslydeveloped land for housing. It is essential forthe maintenance of balanced communities andto limit the need to travel that employmentopportunities are retained at a local level. Inmany cases, there is no overriding reason whyan established business use of a site cannot becontinued through adaptation, redevelopmentand re-occupancy by new companies. This LocalPlan identifies specific opportunities where amix of uses would be appropriate through theredevelopment of an industrial area. Otherwise,it is expected that the business use of the siteshould be retained unless a clear justification ismade for its loss.

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6.15.3 Small businesses make an importantcontribution to the structure of manycommunities as well as providing localemployment. The removal of premises or siteswhich are doing little environmental harm, tobe replaced by residential development, isconsidered to be potentially damaging to thelocal economy. In taking this approach it shouldbe confirmed that, in certain circumstances, theredevelopment of existing business uses forsimilar purposes as defined in the Town andCountry Planning (Use Classes) Order may beappropriate.

6.15.4 The District Planning Authority is concerned notto impede the creation of employmentopportunities by imposing unnecessaryconstraints on the expansion of existing firms.Subject to the satisfaction of criteria relating tothe impact of development, the expansion orconsolidation of firms on their existing site willgenerally be supported.

6.16 Rural employmentPolicy COM.17

The provision of new employment opportunitieswill be encouraged in rural parts of the Districtthrough the following means:

(a) sites allocated in the Main Rural Centres forindustrial development in this Plan;

(b) small-scale schemes supported by acommunity to provide local jobs inaccordance with Policy COM.1;

(c) the conversion of rural buildings inaccordance with Policy CTY.2; and

(d) the expansion of existing groups of ruralbuildings in accordance with Policy CTY.3.

In all cases, the impact of this form ofdevelopment on the character of the local areawill be considered, including the effects oftraffic, emissions and drainage.

In each case, the accessibility, scale and natureof the proposed development in relation tohomes, services and other sources ofemployment will be taken into account in orderto reduce the need to travel by car.

In cases where the effect of the proposeddevelopment is difficult to quantify and couldlead to an unreasonable degree of impact, it maybe appropriate to grant a temporary planningpermission only.

Explanation

6.16.1 Government policy through PPS7: SustainableDevelopment in Rural Areas (2004), stressesthe importance of encouraging jobopportunities in rural areas particularly to meetthe needs of people who live locally. The

restructuring of the agricultural industry overrecent years has lead to a considerable loss ofjobs based in the countryside. The Rural WhitePaper (2002) re-emphasised the need for theplanning system to facilitate the diversificationof the rural economy while protecting theattractiveness and character of rural settlementsand the wider landscape.

6.16.2 The Local Plan acknowledges the importance ofresponding to this challenge and providesconsiderable scope for new jobs to be created.However, the District Planning Authority isconcerned to ensure that commercial activitiesin the countryside respect the area and bringgenuine benefits to rural communities. There isparticular concern that the re-use of ruralbuildings can provide the opportunity forbusinesses currently located in urban areas to re-locate and cause their workforce to drive to thenew site. In such cases, the creation of new jobsfor local people is limited and the benefits torural diversification are questionable.

6.17 Home-based workingPolicy COM.18

The provision of workspace closely associatedwith residential use will be encouraged through:

(a) in appropriate circumstances, grantingplanning permission for a Class B1 businessto operate in conjunction with an existingdwelling;

(b) the design of dwellings which incorporateflexible floor plans capable ofaccommodating Class B1 office uses;

(c) the provision of residential plots withaccommodation suitable for Class B1 officeand/or workshop uses; and

(d) incorporating information andcommunication technology and othersupport facilities into development for homeworkers and small businesses to utilise.

Explanation

6.17.1 Many small businesses can be started by peopleworking from their own homes without theneed for planning permission as long as thescale and nature of the activity is ancillary tothe dwelling.

6.17.2 Once such activities become more thanancillary to the residential use of the propertyand the level of activity is likely to intensify thena material change of use will have occurred andplanning permission is required. The DistrictPlanning Authority is willing to take a positivestance on such matters, in principle, as a meansof reducing the levels of commuting andthereby having a positive effect on energyconsumption and on traffic congestion.

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However, care will be taken to ensure that suchdevelopments are effectively controlled in orderto protect the amenity of residential areas.

6.17.3 The District Planning Authority will notnormally support home-based workingproposals falling within other Use Classes, forexample A2 or B2, which are likely to have adetrimental effect on residential areas by reasonof noise, vibration, special lighting, advertisingand activity at unusual hours.

6.17.4 Opportunities to incorporate workspace intothe design of individual dwellings or the layoutof residential development will be encouraged,particularly that which utilises newcommunication technologies.

6.17.5 It should be stressed that, while facilities forhome-based working are encouraged, thelocation of the dwelling must accord with otherpolicies in this Plan which control residentialdevelopment. Such provision would not make adwelling acceptable if its location does notcomply with the overall strategy. Policy CTY.2Ain the Plan deals with circumstances where adwelling might be justified to support abusiness use in a rural area.

6.18 Retail developmentPolicy COM.19

New large-scale retail development will bedirected to the town centre of Stratford-upon-Avon, as defined on the Proposals Map.

In all other circumstances such proposals will berefused unless it can be demonstrated that thereis a need for the development. If such a need isproven, the applicant will also be expected toshow that:

(a) there are no suitable sites available for sucha use within or adjacent to the town centre;

(b) the proposal would not have a detrimentalimpact on the vitality and viability of thetown centre;

(c) the proposal would reduce the number andlength of car journeys associated withshopping trips; and

(d) the development would be readily accessibleby foot, cycle and public transport.

Small-scale retail development within theexisting commercial cores of the Main RuralCentres will be encouraged, in accordance withPolicy MRC.1.

Retail schemes which meet the immediate needsof local communities will be encouraged, inaccordance with Policy COM.3.

Explanation

6.18.1 This policy deals with all types of retailingactivities as defined in Class A1 of the Townand Country Planning (Use Classes) Order. Forthe purposes of this policy, large-scale refers toa retail scheme of 1,000 square metres (gross)or over. A Retail Impact Assessment shouldaccompany any planning application for ascheme of such a scale.

6.18.2 In any assessment of retailing proposals, theDistrict Planning Authority believes it isimportant to retain the existing balance ofprovision as an expression of choice and toensure that all sections of the local populationare catered for. However, it also has to beacknowledged that it is not the role of theplanning system to restrict competition.

6.18.3 Town centres are, historically, the focus ofcommercial activity. In most cases this remainsthe situation and Stratford-upon-Avon is anextremely popular centre providing a widerange of services. A high standard of retailingcontributes to its continuing vitality and viabilityand it is important that this function is notundermined.

6.18.4 There is a clear presumption that schemes of1000 square metres and above should bedirected to Stratford-upon-Avon town centre.For an exception to be made it will be necessaryto show that a particular scheme will notundermine the vitality, viability and role ofStratford-upon-Avon as the main town centre inthe District.

6.18.5 The Warwickshire Structure Plan (WASP)reaffirms the intention that major shoppingdevelopment should normally be located withintown centres, including Stratford-upon-Avon. Inreality, however, the potential for increasingretail floorspace is probably limited both indemand terms and because the historiccharacteristics of the town centre need to beprotected.

6.18.6 In 1997 the District Council commissionedconsultants to undertake a Retail Study for themain retail centres in the District, includingStratford-upon-Avon. The study concluded thatthere is a requirement for only a small amountof additional convenience or comparisonshopping floorspace in Stratford-upon-Avon forthe period to 2011. Furthermore, any additionalfloorspace of this nature should be providedwithin the town centre. On that basis, noprovision is made for retail development in thetown except in the circumstances specified inthe policy.

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6.18.7 Proposals which would extend the range offood-based retailing in the town will beconsidered sympathetically. Schemescomprising floorspace greater than 1000 squaremetres (gross) will be assessed against the‘tests’ set out in this policy.

6.18.8 The District Planning Authority supports theprinciple of the re-structuring of retail floorspacewithin the town, providing the viability of thetown centre remains intact, and its historiccharacter is preserved.

6.18.9 Outside Stratford-upon-Avon, retail facilitiesfulfil an essential role and need to be supported.The Main Rural Centres continue to providelocal shops, albeit mainly on a small scale. TheWASP stresses that these centres should not bethe focus of large-scale retail developmentbecause they do not fall within the hierarchywhich it defines in Policy TC.2. Such provisionmight undermine the role of the main towncentres and encourage unsustainable patternsof development. In reality, opportunities toprovide new, purpose-built shops in thesesettlements are likely to be constrained by lackof space to accommodate both the premisesand off-street car parking. There may be somescope for the redevelopment of sites or theconversion of properties within these centres.

[Policy COM.20 has been deleted]

6.19 Visitor accommodationPolicy COM.21

Proposals for new, purpose-built visitoraccommodation or extensions to existingaccommodation will be supported if they are:

(a) located within or well related to the towncentre of Stratford-upon-Avon, or within oron the immediate periphery of a Main RuralCentre; or

(b) directly associated with an existing tourism,conference, or recreational complex of ascale where overnight accommodation can bejustified.

Exceptionally, proposals involving vacant siteswith a previous commercial or industrial use maybe permitted for visitor accommodation.

Extensions to existing visitor accommodation inlocations other than those identified above,should be small scale and not increasesubstantially the number of bedrooms orassociated facilities provided.

The change of use of existing properties tovisitor accommodation will be acceptable in thefollowing circumstances:

(a) within Stratford-upon-Avon in the locationsspecified in Policy SUA.13;

(b) within the Main Rural Centres; and

(c) in rural locations in accordance with PolicyCTY.2.

In all cases, the proposal should not have anunreasonable effect on the character of the localarea and the amenity of other properties.

Explanation

6.19.1 This policy applies to schemes which mainlycomprise the construction of new buildings forpurposes within Class C1 of the Town andCountry Planning (Use Classes) Order.

6.19.2 With regard to new hotels or similardevelopment, where the first criterion cannotbe met, the accommodation should be directlyassociated with an existing complex which hasto be of such a nature and scale that it canjustify the provision of overnightaccommodation in its own right. In otherwords, it must be genuinely ancillary to theneeds of the complex. Consequently anyproposal should be of a scale appropriate to theneeds of the complex, and it will be arequirement for all applicants to justify why theaccommodation proposed is appropriate inrelation to the particular complex.

6.19.3 Although existing accommodation is rarely full,Heart of England Tourism and others haveidentified a need to provide additional ‘limitedservice’ accommodation. This would helpencourage more family visitors to the Districtand enhance its role as a touring centre.

6.19.4 The approach adopted in relation to the changeof use to visitor accommodation encourages agreater spread of the economic benefits oftourism. Hotel and guest house use has oftenbeen a way of securing the future of largedwellings which are no longer suitable forprivate domestic use and which may be worthyof preservation. The conversion of ruralbuildings to such uses can also help to providea regular source of income to the farm holdingand assist in the rural diversification process.

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6.20 Visitor attractionsPolicy COM.22

The establishment of large-scale visitorattractions will only be supported where theyare compatible with the physical character of thearea and are capable of providing access bymeans of transport other than the private car.

In assessing schemes on greenfield land,consideration will be given to the availability ofalternative brownfield sites for the proposeduse.

Small-scale tourism-based schemes which help toprovide local employment and support forexisting rural services will be encouraged.

[Recommended references: Policies STR.4, CTY.1]

Explanation

6.20.1 Visitor attractions can range from specialistdisplay centres or museums to extensive themeand leisure parks. The policy of the DistrictPlanning Authority is to support proposals thatare compatible with the physical character ofthe District and protect and enhance itsenvironmental features.

6.20.2 Major visitor attractions generate significantlevels of traffic which can serve to underminethe objective of reducing the use of the privatecar. Ideally, an attraction should be accessibleby public transport so that this mode of travelcan be encouraged. Green Transport Plans willbe sought from the promoters of such schemes.

6.20.3 It is a major objective of the planning system tomaximise the use of brownfield land for newdevelopment. Visitor attractions can claim largeswathes of agricultural land and the DistrictPlanning Authority will wish to take intoaccount the scope to utilise previouslydeveloped sites. In appropriate cases, theapplicant will be expected to submit evidenceon the extent to which alternative brownfieldsites have been investigated.

6.20.4 The Tourism Strategy for the District publishedin 1998 emphasises the importance ofimproving the quality and range of visitorattractions, particularly those which appeal tofamilies. As part of this approach, it identifiesthe value of securing a critical mass ofattractions outside Stratford-upon-Avon. Itindicates a range of themes which providescope to achieve this by focusing on varioushistoric and cultural characteristics of theDistrict. The Local Plan can make an importantcontribution to this process.

6.20.5 A specific proposal is promoted in the form of aBattle of Edgehill Visitor Centre at Kineton (seeProposal CTY.E).

6.21 Water-based recreationPolicy COM.23

The enhancement and recreational use of water-based features, including existing navigablewaterways, within the District will beencouraged, subject to the character of the areabeing maintained.

Additional permanent moorings and marinas willonly be permitted in response to proven need torealise the potential of the navigable waterwaynetwork where there is adequate access,availability of existing facilities such as transportlinks or shops, and where they will notcompromise the use or operation of existingnavigable waterway features such as junctions orlocks.

Waterway facilities should also include services,car parking and picnic sites.

[Recommended references: Policies PR.8, EF.4, EF.6, EF.11,EF.11A, EF.14, DEV.1]

Explanation

6.21.1 It is widely recognised that the waterwaynetwork across the UK has significant potentialas a leisure and recreation resource. Four majorwaterways pass through the District: theStratford-upon-Avon Canal, the Grand UnionCanal, the Oxford Canal and the River Avon.Proposals which help to enhance the waterwaynetwork for formal and informal recreation willbe welcomed provided that they meet thelocational criteria stated in the policy and donot create unacceptable environmental impacts.

6.21.2 There is a lack of opportunities within theDistrict for water-based recreation and leisure.The District Planning Authority will encourageschemes which seek to improve this situation,subject to the nature of the proposed activitiesbeing appropriate to the location.

6.21.3 The Local Plan identifies a site at NaptonBrickworks on the Oxford Canal, not far from itsjunction with the Grand Union Canal, which isappropriate for a marina and associatedactivities (see Proposal CTY.F).

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(i) Stratford-upon-Avon

7.1 Introduction7.1.1 To its residents, Stratford-upon-Avon is a small,

market town which is expected to meet theirday-to-day needs. To the rest of the world it is anational and international visitor destinationowing to its association with Shakespeare. Thisdichotomy of roles leads to considerablepressures on the fabric and function of the townand raises complex challenges in seeking toresolve the conflicts which exist.

7.1.2 The town has a population of about 23,000 butattracts close to 3 million visitors a year. It hasan historic core designated as a conservationarea within which there are about 350 listedbuildings. Roads leading into the town arefrequently congested during peak times, whiletraffic movement in the centre is oftenobstructed by delivery vehicles and coaches. Atthe same time, large numbers of pedestrians arerestricted to narrow footways.

7.1.3 The town centre supports a wide range of shopsand facilities; far greater than would normallybe expected for a town of Stratford’s size. Thereare many leisure attractions, including the RoyalShakespeare Company theatres, popularriverside gardens and open spaces, and a goodchoice of hotels and guest houses.

7.1.4 The town itself lies within the valley of the RiverAvon and has extended gradually in mostdirections but leaving a swathe of attractiveopen space alongside the river. Recentdevelopment has seen the implementation ofvarious allocations made in the previous DistrictLocal Plan, particularly at Bridgetown and onBirmingham Road.

7.1.5 The physical characteristics of the town, and thepressures exerted upon it, indicate thatsubstantial additional development could notbe readily absorbed without majorimprovements to infrastructure and services.

7.2 Context7.2.1 Stratford-upon-Avon is one of a ring of large

towns surrounding the Birminghamconurbation. It is envisaged in the RegionalSpatial Strategy that these towns should act asa focus for new investment and meet theeconomic, social and cultural needs of theirsurrounding rural areas.

7.2.2 The Warwickshire Structure Plan (WASP) isconsistent with the RSS in identifying the maintowns in the County where it is anticipated thatmost development will be concentrated.Stratford-upon-Avon is specified as a ‘maintown’ in this context, but other objectives of theWASP make it clear that the environment andheritage of such towns should be protectedfrom unnecessary harm. Furthermore, theWASP stresses the importance of making themattractive, convenient and safe places to live,work and visit.

7.3 Objectives7.3.1 Of the 14 operational objectives identified in

the Local Plan, only one relates specifically toStratford-upon-Avon itself; to enhance the towncentre as the focus for a wide range ofattractions and activities to ensure that itsvitality and viability is maintained.

7.3.2 However, many of the other objectives aredirectly applicable to the town, in particular:

• satisfying housing needs• satisfying employment needs• protecting landscape character• protecting historic heritage• promoting alternative modes of transport

to the car• supporting sustainable tourism• providing leisure opportunities.

7.4 Issues7.4.1 The consultation leaflet ‘Shaping our Town’,

published in April 2000, set out clearly theissues affecting the town which needed to beaddressed in this Local Plan. These weregenerally endorsed through the consultationprocess.

Section 7

Controlling the location, scale and mix ofdevelopment

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7.4.2 The future planning of Stratford-upon-Avon overthe next few years and in the longer term, as setout in this Local Plan, should endeavour tohandle the situation in a thorough, balancedmanner, acknowledging the constraints whichapply in terms of assets, infrastructure andresources.

7.4.3 The key issues affecting the town are addressedin a range of District-wide policies and anumber of specific policies set out in thissection. The following issues go to the heart ofwhat the Local Plan is seeking to achieve inproviding a framework for the future planningof the town:

• to respect the landscape setting of thetown through the identification of sensitivefeatures which require long-term protectionand management;

• to protect the town’s world famous historiccharacter, including the care andmanagement of its Shakespearean heritageand its key buildings and open spaces.

• to protect the character of the built form ofthe town through the encouragement ofhigh quality, sensitive design ofdevelopment;

• to protect existing facilities and providenew facilities which meet the particularneeds of local people;

• to accommodate an appropriate scale ofhousing and employment development inaccordance with the emphasis on the maintowns of the County, but within the overallrequirements set out in WASP and now theRSS;

• to make provision for the types of dwellingswhich meet the needs of local people andfor a wide range of jobs which reflect thechanging local economy;

• to ensure that the scope to utilisepreviously-developed land within the urbanarea is maximised before further greenfieldland on the edge of the town is taken up;

• to manage the impact of traffic byproviding new facilities which reduce thenumbers of vehicles moving around thetown and encourage walking, cycling andpublic transport;

• to promote the role of the town centre asthe focus for shopping, entertainment andtourism while enhancing its overallenvironment for local people and visitors toenjoy; and

• to encourage a diversity of developmentand activity through mixed-use schemes inappropriate locations, particularly withinand on the edge of the town centre.

7.5 Research7.5.1 A number of studies have been undertaken over

recent years which have contributed to thepreparation of the strategy for Stratford-upon-Avon in this Local Plan.

Stratford Town’s Urban Edge Study7.5.2 The study was carried out by Warwickshire

County Council. Its purpose was to assess thecharacter of the landscape around the town andidentify more effective ways of includinglandscape character as a consideration in theplanning process including the assessment ofdevelopment options.

7.5.3 The study identifies areas of distinct landscapecharacter and assesses the quality and conditionof each character area. It also prescribes whatmeasures would be appropriate in order toensure that the character of the town and itssurroundings are maintained or enhanced ifchange does occur.

7.5.4 The outcome of the study has been used as thebasis for Policy SUA.1 which provides aframework for protecting landscape qualityaround the edge of the town.

Urban Capacity Study7.5.5 Government guidance in PPG3 and associated

advice expects such studies to form the basis ofa sequential approach to the managed releaseof sites for development in local plans. Theemphasis is on identifying the scope to utilisepreviously-developed sites within urban areasfor new housing, industry and other uses beforefurther greenfield land is allocated fordevelopment.

7.5.6 The study carried out by the District Councilconsidered comprehensively the opportunitieswithin the town to redevelop sites for a range ofuses. It provided the basis for assessing thesuitability of allocating individual sites in theLocal Plan in terms of impact, opportunity,marketability and deliverability.

7.5.7 The provisions of the various allocations fordevelopment of brownfield land identified inStratford-upon-Avon in this Plan have beeninformed by the study process.

Retail Study7.5.8 The District Council commissioned a Retail

Study by Colliers Erdman Lewis which waspublished in August 1997. The scope of theStudy included a comprehensive assessment ofthe need for additional retail floorspace inStratford-upon-Avon for the period to 2011. Afull ‘health check’ of the town centre wascarried out as well as surveys of residents withinthe catchment area and shoppers in the town.

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7.5.9 The Study concluded that in terms offood/convenience goods shopping, littleadditional provision needs to be made. Withrespect to retail warehousing for the sale ofbulky goods, the Study estimated that a further10,500 sq.m (approximately 3.0 ha.) could beconsidered although was not found to beessential to the function of the town.

7.5.10 The findings of the original study have beengenerally endorsed in an update carried out in2003.

7.5.11 The Retail Study provides a clear justification forresisting further large-scale retail floorspaceoutside the town centre in accordance withPolicy COM.19.

Riverside Environs Study7.5.12 The Study was commissioned by the District

Council in 1997 to provide a vision for thishighly significant part of the town. Stratford-upon-Avon is one of very few towns in thiscountry to treat its riverside as a true ‘frontage’.The river corridor forms a magnificent settingfor the town, but the pressures exerted on ithave led to incremental change to its characterover the years.

7.5.13 The core recommendation of the Study wasthat the area along the river and adjacent partsof the town should be considered primarily forthe benefit of those on foot rather than forvehicular traffic. A wide range of initiatives werepresented to illustrate how the character of thisarea could be improved and managed. Some ofthese principles have been taken forwardthrough the production of the WaterfrontMasterplan which has been prepared in parallelwith the Royal Shakespeare Company’s projectto modernise its theatres and adjacentproperties.

Parking Strategy7.5.14 The District Council published a sustainable

parking strategy for the town in 1998 followingextensive involvement of a wide range ofinterested parties. It seeks to provide adequateaccessibility to meet the needs of all sections ofthe community and visitors to the town whileensuring that the amenity, environment and theeconomy of the town are not compromised.One of the core objectives of the strategy is toeffectively manage a reduction in the amount ofon-street parking in the town centre whileensuring that access to shops and facilitiesremains convenient and attractive. Theprovision of park-and-ride facilities is at theheart of the strategy.

7.5.15 The approach taken on parking cannot on itsown be a panacea to transport problems facedin the town. It should be seen as an integralpart of a package of measures designed tomanage traffic and encourage means oftransport other than the private car.

7.5.16 The parking strategy is continually beingreviewed in light of the Local Transport Planprocess and the objectives of the Local Plan.

7.6 The Stratford-upon-AvonTransport Strategy

7.6.1 Car ownership in Stratford-on-Avon District ishigher than the national average. Publictransport services within the town and betweenthe town and other settlements is inadequatefor meeting the travel needs of most localpeople. The vast majority of visitors to the towncome by private car. Consequently, most of thevehicular movements within the town are dueto the wish of people to gain access toemployment, shops and attractions within thetown itself, rather than to pass through thetown.

7.6.2 The town continues to experience economicgrowth with low unemployment rates. Itssuccess in attracting new jobs and visitors hasadded to the transport problems. Theexpectation in the Warwickshire Structure Planthat most development taking place in theDistrict should be located in Stratford-upon-Avon increases the pressure. The town’stransport problems are also exacerbated by thehistoric nature of its street pattern whichpresents limited opportunity to improve themovement of traffic in the central area.

7.6.3 This situation manifests itself through theundesirable levels of congestion and pollutionexperienced in various parts of the town,especially during peak periods. There is alsoincreasing concern for the safety of pedestrians,cyclists and other road users. There is a realthreat of exclusion from key services andfacilities for those without access to the car. Theneed for an effective and integrated transportstrategy to deal with the transport problems ofStratford, and to provide a genuine choice inthe mode of travel available, is pressing.

7.6.4 The previous transport strategy for Stratford-upon-Avon, promoted in the early 1990s, wasbased on the construction of a northernextension to Seven Meadows Road betweenEvesham Place and Birmingham Road. Thisapproach was significantly revised through thelocal plan process as a result of concerns aboutlocal environmental impacts.

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7.6.5 Since then, a Multi-Modal Study has beencarried out to identify all possible options forresolving the transport problems of the town.This is in line with the new approach to nationaltransport policy which has ruled out the ‘predictand supply’ approach and replaced it withdemand management and an emphasis onexploring the potential for all modes of travel.

7.6.6 The County Council commissioned Oscar Faberto carry out a study to assess the potential for,and likely impact of, implementing demandmanagement measures in Stratford-upon-Avon.The Study, published in March 2001, identifiedonly limited potential for modal shift. Itconcluded that walking has considerablepotential due to the relatively small size of thetown but that cycling has a limited role andthere are significant constraints to providingeffective cycling facilities. Conventional publictransport also has limited scope due to the sizeand population of the town. However, park-and-ride has the potential to transfer car movementsfrom the road network, particularly to and fromthe town centre, in conjunction withappropriate parking restraints. It is expectedthat park-and-ride facilities should be fullyoperational and effective before the capacity ofthe town centre car parks is reduced.

7.6.7 The objectives of the transport strategy forStratford-upon-Avon emerging from this Study,are:

• to reduce the level of traffic growth;• to improve the environment of the historic

core;• to improve safety for all road users;• to reduce the impact of transport on the

environment; and• to widen travel choice by seeking a

transport system that promotes a fairer,more inclusive society.

7.6.8 Based on the above, the Strategy comprises thefollowing broad components:

Effective management of the existingnetwork

7.6.9 There is a shared view between the District andCounty Councils and amongst the generalpublic through consensus building exercises thatthe existing road network could be managedmore efficiently and effectively. A key elementof the transport strategy which will seek toachieve this is a new Urban Traffic Managementand Control System, dedicated bus and cyclelanes where appropriate, and traffic reductionschemes.

Effective management of parking andenforcement

7.6.10 Parking is a growing problem in Stratford-upon-Avon. It is a visible and immediate issue in thetown and one which is experienced in differentways by different people and groups. It istherefore an essential part of the transportstrategy and the approach to parking is toprovide adequate accessibility for the travelneeds of all sections of the community whilst,at the same time, ensuring that the amenity,environment and the economy of the town isnot compromised. Key elements are permanentall season park- and-ride facilities,decriminalisation of parking enforcement, andchanges to parking provision and pricing.

Promotion of environmentally friendlymodes of travel

7.6.11 A major cause of congestion in the town is theincreased use of the car. The aim is to provide agenuine choice of transport which isenvironmentally friendly, safe and reliable, andhas the potential to influence a shift from carbased travel to alternative modes. Key elementsinclude pedestrian priority schemes,improvements to public transport infrastructure,dedicated bus and cycle routes whereappropriate, improved junction arrangementsand traffic signals, a steam locomotive centreand a bus/rail interchange.

Integration of land use and transport 7.6.12 The interaction between land use planning and

transport is now recognised in the preparationof planning policies and transport plans.Planning Policy Guidance Note 13: Transport(2001) emphasises the importance ofintegrating planning and transport in order topromote more sustainable transport choicesand to reduce the need to travel. The Local Plansets a clear strategy for influencing futurepatterns of development in the District. Keyelements include the concentration of mostnew development in Stratford-upon-Avon wherepublic transport infrastructure is more easilyavailable and the utilisation of brownfield landfor development. A number of brownfield sitesare located close to the centre where servicesand facilities are readily available within walkingand cycling distance and where increaseddwelling densities are achievable.

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Promotion of travel awareness 7.6.13 There is a consensus amongst the general public

that individuals, businesses, schools andattractions are all part of the cause of transportproblems and should therefore be part of thesolution. Travel awareness to encourage peopleto take proper responsibility for their travelneeds is an essential part of the transportstrategy. A key element of this is the approachembodied in Green Transport Plans, Safe Routesto School and educational initiatives.

7.6.14 It should be emphasised that the Local Planalone cannot resolve all the complex transportissues facing the town because it only dealswith land use matters. Mechanisms such asdevelopment briefs, legal agreements and otherstrategies will be used to deal with issuesbeyond the remit of the Plan itself.

7.6.15 The key elements outlined above are consistentwith the objectives of the WarwickshireStructure Plan and the Local Transport Plan.

7.6.16 Warwickshire County Council, as the highwayauthority, and the District Council havecommitted significant sums of funding towardsthe implementation of many components of theoverall strategy. However, developercontributions will also be necessary to ensurethe implementation of certain aspects and alsoto mitigate the traffic impact of proposed newdevelopment. A methodology for calculatingdeveloper contributions has been prepared bythe District Planning Authority and has thestatus of supplementary planning guidance.

7.6.17 The Local Plan adopts the ‘plan, monitor andmanage’ approach promoted in PPG3. Effectivemonitoring of the transport effects of theproposals in the Plan is therefore an essentialcomponent in the process of informing a regularreview of the transport strategy.

7.6.18 In the event that further significant greenfieldallocations need to be made on the edge ofStratford-upon-Avon, the transport strategy willhave to be reviewed to consider road-basedoptions.

7.7 Policies and Proposals7.7.1 Many of the policies set out elsewhere in the

Local Plan are applicable to Stratford-upon-Avonand should be referred to in gaining a fullpicture of the future planning of the town.

7.7.2 Particular note should be made that certainareas of land within and on the edge of thetown are safeguarded for transport purposes asidentified in Policy PR.10.

7.7.3 In addition, consideration should be given tothe following policies which affect the futureplanning of Stratford-upon-Avon: Policies STR.1,STR.4, PR.10, EF.3, COM.2-COM.11, COM.16,COM.19, COM.21.

7.7.4 The policies and proposals which follow arespecifically related to the town and derive fromthe issues set out above.

7.8 Town settingPolicy SUA.1

In considering proposals for the developmentand use of land outside the Built-Up AreaBoundary, on the fringe of the urban area ofStratford-upon-Avon, regard will be given totheir potential impact on the distinguishingfeatures of the ‘character areas’ defined.Opportunities will be sought to manage andenhance landscape features in order to sustainthem in the longer term.


Explanation

7.8.1 The character areas to which the policy refershave been identified through a landscapecharacter assessment. Broadly speaking,landscape character is concerned with theinherent quality and distinctiveness of alandscape. Landscape character assessmentlooks at how the visual, natural and culturalelements of the landscape combine to makeareas different from one another. Such anassessment helps to identify what gives alandscape its own unique identity and interest.

7.8.2 The ‘character based’ approach to landscapeassessment is supported in PPS7, theWarwickshire Structure Plan and by theCountryside Agency, which helped develop themethodology. The Stratford Town’s Urban EdgeStudy was carried out in accordance with theCountryside Agency’s Interim LandscapeCharacter Assessment Guidance (1999). Thestudy builds on and refines the county-widecharacter assessment undertaken byWarwickshire County Council in associationwith the then Countryside Commission andpublished in 1993 as the WarwickshireLandscapes Guidelines.

7.8.3 The assessment started with a review of theindividual components that make up alandscape type, eg. geology, soils, archaeology,and habitat biodiversity, and changes in landuse, field pattern and tree cover. The next stepinvolved a visual assessment of the landscape,recording important local features andidentifying the key qualities that definelandscape character.

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7.8.4 Such an analysis involves examining thefollowing aspects:

• the designation or coding of the parcel orfeature;

• its key characteristics;• how it relates to the urban edge;• how it connects to the wider landscape

type;• its current condition; and• its relationship to the landscape type.

7.8.5 Four distinct character areas have beenidentified through the assessment, as illustratedin Figure 1.

Proposal SUA.A

The creation of a wildlife area is proposed atClopton in order to secure long-term natureconservation and enhancement measures.

[see Inset Map 1.1]

Explanation

7.8.6 The ecological significance of this area of landwas clearly demonstrated in the Stratford-upon-Avon Landscape Study produced in 1992. Itscharacter is especially valued by the localcommunity. Future management should begeared to maintaining and enhancing thediversity of the flora and safeguarding the areaas a local amenity. The District Council isseeking implementation of the proposal throughagreement with the landowner, although it hasindicated a willingness to consider othermeasures within its powers to secure the longterm protection of the land.

7.8.7 The area has a close inter-relationship with theadjacent Welcombe Hills/Clopton Park LocalNature Reserve.

7.9 Town characterPolicy SUA.2

In considering proposals within the built-up areaof the town, regard will be given to the existingcomponents of the built form. Any proposedscheme should complement rather than conflictwith the character of the area to which it relates.


Explanation

7.9.1 An assessment of town character was carriedout initially as part of the Stratford Town’sUrban Edge Study. To that end, the assesmentadopted a two-way view. On the one hand, thesettlement is seen as part of the landscape. Onthe other hand, the landscape is seen as part ofthe town. This perspective lead to the basicdistinction of three main areas: the countrysidesurrounding the town; fringe features; and built-

up areas, mainly in residential uses. Fringefeatures are for the most part non-residentialparts of the town that lie at the edge of townor did lie at what was the edge of the townhistorically. Examples of such features arechurches, schools, hospitals, cemeteries andrecreation grounds. The three-way distinctionrecognises that a built-up area boundary is anartificial designation and there will be landscapefeatures within the boundary and built-upfeatures outside the boundary.

7.9.2 As in the case of the landscape characterassessment, one of the principal aims of theapproach was to identify and describe areas ofdistinct landscape and townscape characterwithin the urban area. In general this results indefining areas of broadly similar character anddistinct sub-areas within them.

7.9.3 The survey of the built up area used a similarmethod to that of the landscape assessment butfocused on different aspects. The principalcomponents include the position of the featurewithin the town; the generic form of the area orfeature (street/block patterns, streets, plotpatterns, plots, planting and buildings); thedominant land use (commercial/industrial,institutional, recreational, residential) and therelative amounts of building and planting. Theapproach also focused on the historicaldevelopment of the town and the contributionof that development to its present character.Assessment of the built-up area further involveda visual analysis recording important localfeatures and identifying the key qualities thatdefine character.

7.9.4 A Town Design Statement has been preparedwhich provides an important source ofinformation and analysis when considering theeffect of development proposals on thecharacter of the town.

7.9.5 The District Council has preparedsupplementary planning guidance setting outgeneral design principles relating to matureresidential areas and particular advice forspecific parts of Stratford-upon-Avon.

7.10 Environmental enhancementPolicy SUA.3

Improvements to the appearance of Stratford-upon-Avon will be sought, in conjunction withdevelopers, property owners and relevantorganisations. Particular attention will be givento the following areas:

1. the river environs, including Bridgeway;

2. along Birmingham Road; and

3. the canal and railway corridors.

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Explanation

7.10.1 Stratford-upon-Avon is an attractive town andits fabric and appearance is generally wellmaintained. However, parts of the urban areado suffer from intense pressure of activity orbecause they are becoming outworn.

7.10.2 The Riverside Environs Study identified anumber of aspects of the area alongside theriver which would benefit from a co-ordinatedand comprehensive approach to themanagement of activities and development.The Waterfront Masterplan further assesses thispart of the town which is fundamentallyimportant to its character and the impressiongiven to visitors. The character of Bridgewayneeds particular attention as it is the mainpedestrian route from car and coach parks tothe town centre for large numbers of visitors.Currently, the experience of this route does notcreate a good impression of the town. Anyscheme which seeks to enhance the character ofthe river environs must respect their existingopen, informal and essentially rural nature.

7.10.3 Of all the main routes into the town centre,Birmingham Road is most dominated bycommercial and industrial uses. In recent yearsmajor environmental improvements have beenachieved through various redevelopmentprojects. This process of regeneration willcontinue through a number of developmentproposals in this Plan. The proposals provide avaluable opportunity to further upgrade theimage of this area and should be promoted inassociation with improvements to roads andfootways where possible.

7.10.4 As with many towns, the canal and railwaycorridors were the focus of industrial activity.Regrettably, little attention was previously givento the impression that people using these formsof transport gained of the town. BritishWaterways are custodians of inland waterwayswhile Network Rail are responsible formanaging the railway infrastructure. Bothbodies are active in maintaining and improvingthe networks within their charge and a range ofimprovements have been made recently to thecanal environment through the town.

7.10.5 There is a wish to build on the environmentalimprovements already achieved in the town andit is hoped that partnership arrangements withinterested parties will bring forward furtherprojects. The District Council will encouragedevelopers to have full regard to the canal andrail corridors and, where appropriate, theirenhancement will be secured through planningconditions and S106 agreements.

Proposal SUA.AA

The Waterfront area, as identified on theProposals Map, is designated as an Action Area.The District Council, in partnership withWarwickshire County Council, has prepared aMasterplan for the future of the area to achievethe following objectives:

(a) to create a world class public realm whichcomplements any possible futuredevelopment of the Royal ShakespeareCompany's theatres and landholdings;

(b) to accommodate the needs of those who usethe area and travel through it; and

(c) to improve the character and quality of thephysical environment.

To achieve these objectives, the Masterplan:

(a) informs the preparation of detailed designsfor the area;

(b) seeks to avoid conflict and to safeguard landuse;

(c) forms the basis for securing and co-ordinating funding and resources;

(d) reflects the importance locally, nationallyand internationally of the proposals; and

(e) allows for inclusive and effectiveconsultation.

Explanation

7.10.6 The Waterfront Action Area is shown on InsetMap 1.1b and extends from the Fisherman's CarPark in the north to Seven Meadows Road inthe south. The District Council, in partnershipwith Warwickshire County Council, hasprepared a Masterplan for the area followingextensive public consultation.

7.10.7 Key proposals in the Masterplan includeimprovements to the Bancroft area, the creationof a pedestrian priority area in part ofWaterside and Southern Lane, enhancementproposals for the Recreation Ground, includinga new river crossing for cyclists and pedestrians,and urban design improvements to Bridgeway.

7.10.8 The Masterplan was adopted as supplementaryplanning guidance in December 2003. Thefurther development and implementation ofdetailed proposals will be guided by theMasterplan and will proceed outside thestatutory local plan preparation process.

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7.11 TransportPolicy SUA.4

The provision of permanent park-and-ridefacilities to serve Stratford-upon-Avon will bepromoted in partnership with WarwickshireCounty Council. Any site which is proposedshould:

(a) minimise any impact on the setting of thetown and on the wider landscape;

(b) be well-located in relation to the sources ofpotential users and the road network; and

(c) be sufficiently large to accommodate thepredicted level of use.

Explanation

7.11.1 There are clear advantages in the establishmentof park-and-ride facilities in Stratford-upon-Avon. Successful schemes will reduce trafficcongestion, energy consumption and pollutionand would thereby enhance the town centreenvironment. Attention will also need to bepaid to security and to the internal landscapingand environment of the car parks.

7.11.2 Any scheme will require a fast route from thecollection car park to the town centre to bemost effective. Consideration will have to begiven to bus priority at key junctions or oncongested parts of the highway network.

7.11.3 This Plan does not itself propose a specific sitefor a park-and-ride facility. The County Councilhas created a facility on land to the north ofBishopton Lane which was taken to be the mostappropriate initial location in operational terms.It is anticipated that at least three sites couldeventually be provided, one of which would besouth of the river.

7.11.4 The effective operation of a park-and-rideservice will require a reduction in the number ofparking spaces provided in the town centre andin public car parks. However, such a reductionwill not be made until a park-and-ride facilitywhich provides an equivalent number of parkingspaces has been established.

[Proposal SUA.B has been deleted]

[Proposal SUA.C has been deleted]

Proposal SUA.D

The creation of new pedestrian and cycle linksare proposed:

1. between Masons Road and Western Road;and

2. between Shottery Brook Business Park andresidential development off BirminghamRoad

[see Inset Maps 1.1 and 1.1a]

Explanation

7.11.5 The railway and canal create major physicalbarriers to movement between certain parts ofthe town on foot and by cycle. Twoopportunities have been identified which willhelp to overcome this situation and make suchjourneys more convenient.

7.11.6 The District Council has worked in partnershipwith the County Council and with the StratfordCycling Forum to promote and implement anetwork of Quality Cycling Corridors as part ofthe Local Transport Plan process. In this regard,the District Planning Authority recognises thatother schemes could be identified and thepolicies of the Local Plan are adequate to dealwith such proposals.

Between Masons Road and WesternRoad

7.11.7 There is currently no direct route between theAlcester Road and Birmingham Road areas ofthe town. Consequently, those on foot andcycle have to use a significantly longer andinconvenient route. Close liaison with BritishWaterways and Network Rail will be required tocreate the proposed link due to the proximity ofthe route to the canal and railway. It will also beimportant in the design of this new route toensure that it is safe and secure for users,particularly at night.

Between Shottery Brook Business Parkand Birmingham Road

7.11.8 The development schemes in the Bishoptonarea of the town provide an opportunity tocreate a new link for pedestrians and cyclistsacross the railway line. The layouts for theBusiness Park and the residential developmentto the east of the railway incorporate a route upto the line itself, although no provision is madefor a bridge to be provided at this stage.Nevertheless, it is appropriate to indicate theintention for such a link to be secured and tosafeguard the route accordingly.

Policy SUA.5

A range of measures will be encouraged withinStratford-upon-Avon town centre in order toimprove the pedestrian environment. Thefollowing specific opportunities will be assessedfurther within the context set by the trafficmanagement strategy for the town:

1. the provision of widened footways, improvedpedestrian crossings and traffic calming inBridge Street, including its junction withBridgefoot; and

2. the introduction of a pedestrian priority areain High Street.

[see Inset Map 1.1a]

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Explanation

7.11.9 There has been a longstanding intention of theDistrict Council to extend pedestrian priorityareas within the heart of Stratford-upon-Avontown centre. A number of phases have beenimplemented, most recently the schemecovering Meer Street and lower Henley Streetwhich was completed in 2000.

7.11.10 The main objectives in taking a comprehensiveapproach to pedestrian priority are:

• to reduce energy consumption;• to reduce pedestrian/vehicle conflict and

improve pedestrian safety;• to create, as far as possible, a traffic free

environment which will be safer, healthierand provide increased amenity to thosewho live and work in or visit the town;

• to safeguard the structure, stability andappearance of buildings and townscape, byreducing the impact of vehicles; and

• to enhance the appearance of the towncentre through the careful design andselection of appropriate treatment of newpedestrian areas.

7.11.11 It is proposed to introduce further phases on anindividual basis in order to minimise disruptionto traffic movement and to trade and also tolimit the adverse impact of construction works.The detailed design of each phase will bedependent upon consultation and survey workwhich will be carried out in advance of eachscheme.

7.11.12 Two areas are identified in the policy althoughthe order in which they are listed is notnecessarily the eventual order ofimplementation. This will be dependent on thewider transport strategy for the town and theavailability of resources to implement theschemes.

Bridge Street7.11.13 This is the main shopping street in the town but

the high volumes of traffic and on-street parkinghas a deleterious effect on the quality of theenvironment for shoppers and visitors. Thevarious functions performed by this streetmeans that it would not be possible to removeall traffic. However, introducing a one-waytraffic flow would create considerableopportunities to widen footways and toimprove the safety of all road users, especiallypedestrians and cyclists. The means ofimproving facilities for bus passengers will bethoroughly assessed.

7.11.14 A comprehensive scheme has already beenprepared following extensive consultation butthis will require reassessment before acommitment to its implementation can begiven.

High Street7.11.15 The creation of a Pedestrian Priority Area in

High Street would improve pedestrian safetyand enhance the appearance of one of thebusiest shopping streets within the town centre.Initially a trial scheme is proposed to establishthe success of the proposal beforeimplementing a permanent scheme.

7.11.16 The Waterfront area has been designated as anAction Area as shown on Inset Map 1.1b.Within this area a Masterplan has beenprepared which incorporates a comprehensivepackage of measures to improve the pedestrianexperience of the whole area.

7.12 Town CentrePolicy SUA.6

Within the following streets of the town centreof Stratford-upon-Avon the redevelopmentand/or change of use of property for retail andother forms of commercial use will be supportedsubject to the character of the area beingmaintained:

Arden Street (east-side), Bridge Street, ChapelStreet, Greenhill Street, Guild Street (south-side), Henley Street, High Street, Meer Street,Rother Street (north of Ely Street), SheepStreet, Union Street, Windsor Street, WoodStreet.

Explanation

7.12.1 The town centre is dependent on continuingconfidence and investment, not only in newschemes but also in the redevelopment andrefurbishment of existing premises. Due tochanging circumstances over time it is likely thatsome sites may come forward forredevelopment. In principle, it is reasonable toaccommodate such schemes in order tostimulate investment and commercialconfidence.

7.12.2 However, the District Planning Authority doesnot wish to sacrifice the qualities of the historicfabric of the town centre in order to achievethis. Virtually all of the town centre lies withina Conservation Area, the character of whichshould be preserved or enhanced. Consequentlyany redevelopment scheme will have to be ofthe highest quality.

7.12.3 Such redevelopment schemes need not berestricted solely to retailing uses. An element ofoffice or residential uses may be appropriate,for example, but it is stressed that retailingshould be the predominant use, particularly onthe ground floor.

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7.12.4 The incursion of retail and other commercialuses into predominantly residential areas andfrontages within the town centre would havethe effect of changing their character in adetrimental manner. It would also result in theloss of dwellings, and therefore residents whocontribute to the vitality and function of thetown centre, and introduce forms of activitythat would be inappropriate.

Policy SUA.7

Retail uses within Class A1 of the Town andCountry Planning (Use Classes) Order will beexpected to remain the predominant activity atground floor level on the following primaryshopping streets within the town centre:

• Bridge Street

• Henley Street (lower end only)

• High Street

• Sheep Street (north-side only)

• Wood Street

Proposals for non-retail uses at ground floorlevel will be considered against the followingcriteria:

(a) the number of existing and permitted non-retail units along the particular frontageaffected; and

(b) the extent to which harm would be caused tothe liveliness, character or amenity of thearea.

Non-retail commercial uses will generally besupported on upper floors of properties situatedin the primary shopping streets.


Explanation

7.12.5 There is concern that in certain instances office-based businesses or food and drink outlets,particularly on the ground floor, can have adetrimental impact on the retail function ofStratford-upon-Avon town centre. This processcould eventually affect its competitivenessagainst other centres, resulting in a declinewhich can be reflected in the general fabric ofthe buildings. It also reduces the level ofshopping facilities available to local residents,especially the less mobile. In cases where suchevidence is substantiated, the District PlanningAuthority will resist the change of use from aretail unit to an office or food and drink use.

7.12.6 In particular, the gradual influx of non-retailactivities in many of the primary streets ofStratford-upon-Avon town centre has led to achange in the appearance and function of thesestreets. This has affected the quality of theconservation area due to the adoption ofstandard company styles of frontage and

signage and also the vitality of the shoppingcentre in terms of the range of goods sold. Inorder to prevent a further concentration of non-retail commercial premises in the core of thetown centre, the District Planning Authority willapply a restrictive approach to such changes ofuse unless it is clear that the impact of aparticular proposal will not undermine theprimary shopping function of the core of thetown centre.

Policy SUA.8

Particular attention will be given to the means ofimproving the appearance and function ofsecondary shopping areas in the town centre.

Explanation

7.12.7 While primary frontages may be restricted toretail use, the District Planning Authority willgenerally take a more flexible approach to theuse of existing commercial properties alongsecondary frontages elsewhere in the towncentre. It is in these areas that diversificationhas most to contribute to ensure that propertiesare fully utilised and the overall environment ismaintained.

7.12.8 The western part of the town centre has animportant role to play in providing shops andservices that meet the day to day needs of localpeople as it lies beyond the area mostfrequented by visitors. The District PlanningAuthority would welcome a furtherdiversification of retail outlets, particularly thoseselling food and other convenience goods.

7.12.9 Greenhill Street in particular presentsopportunities for improvement. This streetforms part of an important pedestrian routefrom the railway station to the town centre andhas scope for regeneration. The implementationof Proposal SUA.M partly for retail uses willassist this process.

Policy SUA.9

The loss of existing commercial uses within andadjacent to the town centre will be resistedunless it can be demonstrated that the proposedalternative use will be of comparable benefit tothe vitality and viability of the town centre.

[Recommended references: Policy COM.2]

Explanation

7.12.10 Both Planning Policy Statement 6: Planning forTown Centres (2005) and the WarwickshireStructure Plan emphasise the importance ofmaintaining a diversity of uses in town centres.This helps to ensure that a range of uses areaccessible to people who live and work in orvisit the area and makes an importantcontribution to ensuring the ongoing vitalityand viability of the centre.

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7.12.11 For the purposes of this policy, commercial usescover Classes A1 (retail), A2 (financial andprofessional services), A3 (pubs, restaurants,etc) and C1 (hotels and hostels). The latter isjustified given the role of Stratford-upon-Avonas a major tourist attraction and the importanceof providing a wide range of opportunities forvisitors to stay overnight in accommodationthat is accessible to services provided in thetown centre.

7.12.12 It is intended that a wide range ofcomplementary uses should be located withintown centres, including leisure andentertainment, hotel accommodation, andservices such as banks and building societies,restaurants and cafes.

7.12.13 The District Planning Authority wishes to ensurethat such established uses which are wellrelated to the town centre are not squeezedout, particularly in the face of pressure toaccommodate residential development withinthe urban area. Although alternativecommercial, leisure or similar uses would besupported in principle, the complete conversionor redevelopment of such sites for residentialuse is likely to be resisted due to the detrimentaleffect this would have on the function of thetown centre.

Policy SUA.10

The creation of dwellings in the town centre willbe encouraged, except in circumstances whereexisting commercial uses would be lost.Residential uses will be sought as an integralpart of development proposals within the towncentre.

Explanation

7.12.14 Empty space above commercial premises in thetown centre is a wasted asset. Whereopportunities come forward to re-use this space,the District Planning Authority will normallysupport such initiatives. Upper floors may alsoassist in providing affordable housing, and inmeeting the needs of single or elderly people,or others requiring convenient access to shopsand facilities.

7.12.15 The provision of dwellings contributes to thevitality of town centres particularly during theevening. It can also help local businesses bothfrom a revenue and a security point of view.However, on balance it would be inappropriatefor residential uses to displace commercialpremises in the town centre, particularly atground floor level, as this would serve toundermine the viability and attractiveness of thecentre to shoppers and visitors.

7.12.16 It will be necessary to provide separate meansof pedestrian access to dwellings and to complywith other health and safety requirements.

7.12.17 The District Planning Authority will assess thescope which schemes for commercialdevelopment in the town centre present forincorporating dwellings into the design and willexpect such provision to be made in appropriatecircumstances.

7.13 Tourism, leisure and the ArtsPolicy SUA.11

In considering proposals by the RoyalShakespeare Company for its artistic,production, administrative and supportoperations in Stratford-upon-Avon, regard willbe given to the need to:

(a) encourage its contribution to the economicand cultural life of the town and region;

(b) support its growth and development as anational and international arts resource;

(c) recognise the historic and culturalimportance of its links to the town and itsrole in the contemporary interpretation ofShakespeare’s heritage;

(d) recognise the RST/Swan and its environs atWaterside as a focal point for RSC activitiesincluding performance, production,education and support facilities; and

(e) support initiatives to increase operationalefficiency and improve accessibility.

Proposals will be expected to:

(a) achieve an appropriate balance between theneeds of the RSC and those of the localcommunity;

(b) ensure that any new or refurbished theatre isof the highest quality design and constructionand is appropriate to the character anddistinctiveness of the local area;

(c) integrate the design of any development withimprovements to the public realm in acomprehensive manner;

(d) assess the impact of development on thetransport network of the town, including carparking;

(e) limit any commercial outlets to a level that issubsidiary to the main theatre use; and

(f) incorporate opportunities to maximize theuse of and access to the RSC's facilities to thelocal community.

Explanation

7.13.1 The economies of Stratford-upon-Avon and theRoyal Shakespeare Company (RSC) areinterdependent and it is important to ensure theeffective and viable operation of the companyin the town. The RSC is seeking to rebuild andrefurbish its artistic and operational base in thetown in order to overcome a wide range ofdeficiencies.

7


7.13.2 Central to this approach is the provision of threetheatre spaces of appropriate scale andspecification including a new theatre or majorrefurbishment and enhancement of the existingmain theatre which will meet the futureexpectations of actors, technicians andaudience.

7.13.3 The design of such a theatre will be a highlysensitive issue given the prominent location ofthe site. It presents a major challenge andopportunity to devise a scheme which will makea bold architectural statement while, at thesame time, not undermining the character andenjoyment of the established open spaces andthe river.

7.13.4 The criteria set out in the policy indicate thewide range of issues which need to besatisfactorily addressed in considering theproposals when they come forward. It shouldalso be emphasised that the main theatre is aGrade II* listed building. Consequently, theprovisions of Policy EF.14 in this Local Plan willbe taken fully into account in considering anyproposal affecting the building.

7.13.5 Related to the RSC project is the WaterfrontMasterplan which was adopted asSupplementary Planning Guidance in December2003. The area covered by the Masterplanincludes Bancroft and Riverside Gardens. Itlooks comprehensively at the function andappearance of this area and covers matterswhich have a bearing on the RSC proposals,such as traffic management, pedestrianmovement and the use of the various publicspaces adjoining the theatres. Opportunities tocalm traffic on Waterside and to improvepedestrian safety are important proposals in theMasterplan.

Policy SUA.12

The provision of a conference venue, eitherpurpose-built or in association with an existingfacility, will be encouraged in the urban area ofStratford-upon-Avon. Any proposal that maycome forward would be expected to:

(a) display a high standard of design and seek toenhance any external public spaces whereapplicable;

(b) provide an integrated approach to assessingthe impact of development on the town, inparticular the transport network including carparking; and

(c) have regard to the amenity and privacy ofneighbouring residents.

Explanation

7.13.6 The 1998 Tourism Strategy for the Districtidentified business related tourism as a specificgrowth sector. Subsequent consultation withthe conference business sector by the StratfordTown Management Partnership has confirmed ahigh demand for a significant 'theatre' seatconference venue. It is recognised that theexpansion of conference facilities in the towncould help to diversify the tourism industry andprovide an additional source of income,particularly out of peak season for visitors, for abroad range of commercial and retail outlets.

7.13.7 This policy is intended to set out the DistrictPlanning Authority's in-principle support for aconference facility in Stratford-upon-Avon.Although it does not rule out a purpose builtvenue, careful consideration would need to begiven to the viability of such a proposal and anassessment undertaken of the likely impactsthat such a development might have on thetown. In addition, the policy supports theprinciple of extending an existing facility, inassociation with other forms of commercial usessuch as an hotel.

Policy SUA.13

Within the urban area of Stratford-upon-Avonthe change of use of residential properties toguest houses and other forms of visitoraccommodation will be limited to the followingareas:

• Evesham Place - both sides

• Grove Road - west side only

• Shipston Road - west side only

• Alcester Road - north side only, from thejunction with Masons Road to ShotteryBrook.

[see Inset Maps 1.1 and 1.1a]

Explanation

7.13.8 The policy seeks to prevent this form ofcommercial use from becoming established inother areas of the town as it can generatepatterns of activity which are disruptive toresidents and have an adverse impact on thecharacter of a residential area. The approachtaken is to restrict such changes of use to thoseparts of the town which already support a highconcentration of such premises.

7.13.9 It should not be implied that all properties onthe roads identified are suitable for such achange of use or would necessarily receiveplanning permission. The District PlanningAuthority will expect any application to satisfyother relevant policies contained in the LocalPlan relating to the impact of proposed uses onthe character of the local area.

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7.14 FacilitiesPolicy SUA.14

The retention of existing shops and serviceswhich meet the needs of the residents ofStratford-upon-Avon will be sought. In addition,the provision of new community facilities toserve the town will be supported in appropriatelocations.

[Recommended references: Policies COM.2, COM.3]

Explanation

7.14.1 Policies elsewhere in the Local Plan seek toprotect and enhance the provision of shops andfacilities which serve local residents whetherthey live in rural communities or largerresidential areas.

7.14.2 There are various shops and communityfacilities located within the urban area ofStratford-upon-Avon, outside the town centre,which are valued by local people. The gradualloss of such facilities has been detrimental tothe quality and function of these areas and theDistrict Planning Authority wishes to resist anyfurther depletion.

Policy SUA.15

In assessing proposals at the Stratford-upon-Avon Leisure and Visitor Centre any scheme willbe expected to:

(a) improve the level and range of facilitiesprovided;

(b) protect the character of the river environs;

(c) retain the open nature of the Area ofRestraint in accordance with Policy EF.3;

(d) minimise any adverse impact on surroundinguses and properties; and

(e) secure improvements to the visualappearance of the building and itssurroundings.


Explanation

7.14.3 The Stratford Leisure and Visitor Centre wasopened in 1995 and provides a comprehensiverange of recreation facilities for local residentsas well as acting as a ‘gateway’ to the town forvisitors arriving by car and coach. The DistrictCouncil will continue to assess the opportunityto improve the facilities provided at the Centreand its overall operation. Any proposals whichcome forward will need to be consideredcarefully for their impact on the character of thearea given the sensitive location of the site closeto the river. It should also be recognised thatthe Centre is situated within a conservationarea.

[Proposal SUA.F has been deleted]

Proposal SUA.G

Land off Arden Street, Stratford-upon-Avon, isreserved for medical and medical-related uses.


Explanation

7.14.4 The Government has set out a strategy ofimproving and extending primary andsecondary health care. In order to provide scopefor this strategy to be implemented at the locallevel it is proposed that the whole of the sitecurrently and previously used by StratfordHospital be retained for future medical andassociated uses.

7.14.5 This proposal encourages the extension of theexisting facilities and also provides for:

• the use of an accessible site with adequateparking;

• the desire of local doctors’ practices torelocate to this site;

• the extension of primary care facilities tocover a wider range of treatments;

• the relocation of other medical facilitieswhich are currently dispersed within thetown;

• the needs of increasing numbers of elderlypeople in the town in future years, asforecast by the NHS; and

• the provision of extra step-down beds toreduce visitors having to travel to moreremote hospitals.

7.14.6 The disposition of medical and medical-relateduses on the existing hospital site, including therelocation of surgeries and other uses onto thesite, is essential within the context of theGovernment’s strategy of improving andextending primary and secondary health care.The site is conveniently located in relation tothe town centre and public transport andprovides adequate on-site car parking.

7.14.7 On that basis, it is appropriate to reserve theentire hospital site for medical and associateduses and the area of land covered by thisproposal is safeguarded for such uses.

7


Proposal SUA.HA

Land comprising approximately 5.0 hectaresnorth of Bishopton Lane is allocated for theprovision of public open space.

[see Inset Map 1.1]

Explanation

7.14.8 It is apparent from an assessment of thequantity, quality and distribution of public openspace in Stratford-upon-Avon that there is ashortfall of provision in the Bishopton area.Given the lack of opportunities to meet thisdeficit elsewhere in this part of the town, theallocation of this land for public open space isjustified. The area of land proposed providesscope to incorporate access to the canalside.

[Proposal SUA.HB has been deleted]

7.15 Housing, industrial and otherdevelopment proposals

7.15.1 A wide range of sites are proposed fordevelopment in Stratford-upon-Avon. The scaleof intended development accords with theobjective of the Warwickshire Structure Planthat most development should take place in the‘main towns’ of the County.

7.15.2 Apart from commitments which were identifiedin the previous Local Plan, all of the allocatedsites in this Plan utilise previously-developedland in accordance with Government policywhich seeks the re-use of such sites inpreference to greenfield land.

7.15.3 In addition, three areas of land have beenidentified as ‘Strategic Reserve Sites’ but will notbe released for development unless needed, inaccordance with Policy STR.2A.

7.15.4 It is acknowledged that each site will have adegree of impact on the local area. Developerswill be required to work within the constraintsthat apply to each site and to include mitigationmeasures to reduce the effects of development.The proposals identify many of these mattersbut may not be comprehensive in this respect.Other issues may emerge when planningapplications are being considered or throughthe preparation of development briefs.

7.15.5 For those sites incorporating residential uses,affordable housing should be provided inaccordance with the framework established byPolicy COM.13. Developers are advised to workclosely with the District Council’s partnerRegistered Social Landlords in providingaffordable housing.

7.15.6 An indicative dwelling capacity for individualproposals is provided at Annexe 2.

7.15.7 The requirements identified for eachdevelopment will be secured either throughconditions on any planning permission that isgranted, or through legal agreementsnegotiated between the District PlanningAuthority and the developer/owner of the site.

7.15.8 In addition to those matters specified withineach proposal, various policies of this Local Planwill be applied as appropriate.

Proposal SUA.I

Land comprising approximately 2.4 hectares(gross) at the Cattle Market and adjacent to therailway station, to the north of Alcester Road, isallocated for mixed use development and theprovision of a bus/rail interchange.

The development should incorporate residential(including a proportion of affordable units) anda significant amount of Class B1 (a) and (b)floorspace.

Other acceptable additional uses would be:

(a) commercial leisure

(b) small-scale commercial outlets within ClassesA1 and A3

Provision should be made within the site for aminimum of 140 car parking spaces to meet theneeds of users of the railway station.


Explanation

7.15.9 The site offers a major opportunity toregenerate an important site on the edge of thetown centre which occupies a prominentlocation adjacent to the railway station.

7.15.10 A comprehensive approach to the treatment ofthe site is expected, to include facilities relatingto the railway station and the use of publictransport. The site provides a sustainablelocation for residential and employment uses.Consequently, it is expected that these uses willbe the predominant ones in any developmentproposal. The site is suitable for a high densityform of development.

7.15.11 For the avoidance of doubt the bus/railinterchange should provide adequate accessand space for buses to put down, pick up andlay over adjacent to the railway station. Accessfor buses should be possible without unduemanoeuvring or turning and facilities for shelter,seating and toilets should be provided at theinterchange site. The facility should only beused for the short-term layover of buses orcoaches.

7


7.15.12 It is unlikely that a scheme that did notincorporate a significant element of Class B1floorspace would be acceptable. For this not tobe the case, it will be necessary for theapplicant to clearly demonstrate that there wasno realistic prospect of, or demand for, suchfloorspace being developed and occupiedduring the plan period.

7.15.13 Leisure-based uses would be appropriate but itis not anticipated that this will be forthcomingand is not required of any development scheme.An element of Class A1 and A3 uses associatedwith the public transport facilities isencouraged.

7.15.14 The promotion of the site for developmentshould take into account the need to:

• retain and enhance the historic physicalrelationship of the site to adjacent land anduses;

• extend the level of access to the site andthe degree of permeability through the siteto other parts of the town, including thepedestrian route between the railwaystation and the town centre;

• provide at least two access points tominimise the impact on the ArdenStreet/Grove Road junction. The definitionof the access arrangements should beinformed by a comprehensive TransportAssessment to be carried out as part of anyscheme that comes forward fordevelopment. The transport assessmentshould be carried out to an acceptablestandard to be verified and agreed by boththe District and County Councils;

• protect a route through the site to link withthe transport corridor safeguarded in PolicyPR.10.7;

• provide extensive tree planting along thestreet frontages;

• orientate the public frontage and principalentrances to buildings onto the accessroads and towards the railway station; and

• create a public space in front of the railwaystation.

7.15.15 A Development Brief has been prepared whichprovides more detailed aspects of the form ofdevelopment anticipated on the site.

Proposal SUA.J

Land comprising approximately 0.5 hectares(gross) on Arden Street is allocated for mixed-use development. The development shouldincorporate residential (including a proportionof affordable units) and a significant amount ofClass B1 (a) and (b) floorspace.


Explanation

7.15.16 This site was allocated in the previous LocalPlan for a mix of employment and housingdevelopment. It is appropriate to retain theallocation in this Plan since it is anticipated thatit will become available for development oncealternative parking provision is made in theform of park-and-ride facilities.

7.15.17 It is unlikely that a scheme that did notincorporate a significant element of Class B1floorspace would be acceptable. For this not tobe the case, it will be necessary for theapplicant to clearly demonstrate that there wasno realistic prospect of, or demand for, suchfloorspace being developed and occupiedduring the plan period.

7.15.18 The release of this site for development will besubject to a test which requires that sufficientand appropriate alternative parking tocompensate for the loss of the existing car parkis available, to include a fully operational andeffective park-and-ride facility. Once park-and-ride is fully operational, some existing long staycar parking facilities could be reallocated forshort stay car parking.


• provide a replacement facility for theexisting public car park;

• design an access in association with thatrequired to serve adjacent sites;

• mitigate noise impact created by traffic onArden Street; and

• undertake an archaeological evaluation ofthe site.

Proposal SUA.K

Land comprising approximately 0.6 hectares(gross) between Arden Street/ BirminghamRoad/Western Road is allocated for residentialdevelopment (including a proportion ofaffordable units).


Explanation

7.15.20 This site lies at an important 'gateway' to thetown centre and presents an opportunity tocreate a high density residential development inthe form of a landmark building.


• ensure a comprehensive approach to theredevelopment of the site in order tomaximise its development potential;

• consider the relationship of thedevelopment to existing industrial uses onWestern Road; and

• mitigate noise impact created by traffic onArden Street and Birmingham Road.

7


Proposal SUA.L

Land comprising appoximately 9.0 hectares(gross) on Regal Road/Maybird Centre isallocated for mixed-use development.Acceptable uses would be:

(a) residential (including a proportion ofaffordable units)

(b) non-food retail warehousing and associatedactivities


Explanation

7.15.22 The site comprises the existing retail warehousepark which was developed in 1990 and theRegal Road Industrial Estate. Treating thisextensive area of land in a comprehensivemanner provides the opportunity to securesignificant environmental improvements alongthe frontage of an important route to the towncentre.

7.15.23 Retail policy as set out in PPS6, theWarwickshire Structure Plan and Policy COM.19in this Local Plan has already been fully takeninto account and satisfied in order to justify theinclusion of a retail element in this proposal.The quantitative need for additional retailwarehouse floorspace to serve the period to2011 was established in the Retail Studycommissioned by the District Council in 1997.There are no sites available to meet this needwithin or adjacent to the town centre. The siteis also accessible by means other than theprivate car and provides scope for linkedshopping trips.

7.15.24 Any expansion of retail floorspace andassociated uses should take up no more thanhalf the area of the existing Regal Road estate.This will provide scope for a high densityresidential development on the remainder ofthe area.

7.15.25 In order to ensure that additional retailfloorspace on the site does not have adetrimental impact on the town centre,individual units should be limited to a minimumof 930 square metres (gross). This restrictionwill apply to the initial scheme and to any futureproposals for sub-division.

7.15.26 This proposal seeks a comprehensive upgradingof the existing Maybird Centre in terms of theappearance of the facades, the quality of thelandscaping and the manner in which itfunctions for vehicles and pedestrians. Theremay also be an opportunity to locate newbuildings alongside Birmingham Road in orderto partially enclose the site, thereby reducingthe visual impact of the extensive area of carparking.


• upgrade the existing junction arrangementswith Birmingham Road;

• achieve improved pedestrian and cycle linksto Clopton Road;

• consider the physical appearance of thedevelopment when viewed from theadjacent elevated stretch of Clopton Road;

• undertake a survey of Great Crested andSmooth Newts which have been recordedon the site; and

• consider the effect of previous landfilloperations on the site and undertake anyfurther investigation and remediationmeasures found to be required.

Proposal SUA.M

Land comprising approximately 0.5 hectares(gross) on Greenhill Street/Grove Road isallocated for mixed-use development.Acceptable uses would be:

(a) residential (including a proportion ofaffordable units)

(b) retail


Explanation

7.15.28 At the present time the site comprises a privatecar park and a builders yard. However, itslocation on the edge of the town centrepresents an important opportunity to intensifythe use of the site through a high densityresidential use incorporating minimal or no carparking. The inclusion of retail units on theGreenhill Street frontage would help to bolsterthe commercial function of this part of the towncentre.


• identify an alternative site for the buildersyard;

• create a high quality design which isappropriate to the position of the sitewithin a Conservation Area;

• provide pedestrian routes through the siteto improve linkages within the town centre;and

• assess and incorporate the mostappropriate means of vehicular access.

7


Proposal SUA.N

Land comprising approximately 0.5 hectares(gross) off Windsor Street is allocated for mixed-use development. Acceptable uses would be:

(a) Class A2 and/or B1(a) office

(b) residential (including a proportion ofaffordable units)

(c) retention of a coach terminal


Explanation

7.15.30 It is anticipated that the transport strategy forthe town, in particular the provision of park-and-ride facilities, will allow a significantreduction in the number of parking spaces inthe town centre. The multi-storey car park offWindsor Street is likely to be the mostappropriate for redevelopment, particularly asits design is rather outmoded. However, the siteis unlikely to become available in theshort/medium term. The adjacent coachterminal operated by the ShakespeareBirthplace Trust is likely to remain in operation,although there may be scope to rationalise thearea it utilises in order to increase the scope forredevelopment. A range of office-based useswill be sought given the location of the sitewithin the town centre and the proximity ofsimilar businesses.

7.15.31 The release of this site for development will besubject to a test which requires that sufficientand appropriate alternative parking tocompensate for the loss of the existing car parkis available, to include a fully operational andeffective park-and-ride facility. Once park-and-ride is fully operational, some existing long staycar parking facilities could be reallocated forshort stay car parking.



• incorporate a vehicular access into the sitewhich is compatible with coachmovements;

• minimise the impact of development onadjacent residential properties; and


Proposal SUA.O

Land comprising approximately 0.3 hectares(gross) on Guild Street (north-side) is allocatedfor residential development (including aproportion of affordable units).


Explanation

7.15.33 This small site is in a prominent locationadjacent to the town centre but comprises anondescript building. Although the retention ofthe site in a commercial use would beacceptable, it provides an excellent opportunityto provide a high density residential schemewhich has immediate access to the town centreincorporating minimal or no on-site car parking.



• provide an access off Guild Street and anegress onto Warwick Road; and


Proposal SUA.P

Land comprising approximately 0.3 hectares(gross) on Guild Street (south-side) is allocatedfor residential development (including aproportion of affordable units).


Explanation

7.15.35 This small site provides significant scope tofurther improve the frontage to Guild Streetwhich has benefited from a number ofattractive redevelopment schemes recently.While commercial uses on the site are notinappropriate, a high density residentialdevelopment with minimal or no on-site carparking would increase the scope for towncentre living.



• incorporate a pedestrian link into HenleyStreet utilising the existing alleyway; and


[Proposal SUA.Q has been deleted]

[Proposal SUA.R has been deleted]

7


Proposal SUA.S

Land comprising approximately 2.9 hectares(gross) north of Evesham Road is allocated forresidential development (including a proportionof affordable units).


Explanation

7.15.37 This site consists mainly of a large number ofextensive rear gardens and associated domesticuses, together with two businesses. It istherefore in multiple ownership and requires acomprehensive approach to land assembly andpromotion in order to secure an acceptableform of development. This approach will needto address issues regarding accessarrangements, particularly the acquisition ofproperties fronting Evesham Road, and overalllayout and design.


• ensure a comprehensive approach to thedevelopment of the site;

• identify the most appropriate locations forvehicular access;

• maximise opportunities for pedestrian andcycle links into and through the site as ameans of integrating the development withother parts of the town;

• undertake an ecological evaluation of thesite; and

• consider the relationship of the layout anddesign of the development to adjacentresidential areas.

Proposal SUA.T

Land comprising approximately 0.8 hectares(gross) south of Bishopton Lane is allocated forresidential development (including a proportionof affordable units).

[see Inset Map 1.1]

Explanation

7.15.39 The site is currently occupied by two detacheddwellings set in extensive gardens. Over theyears they have become surrounded by higherdensity residential development and little harmwould be caused to the character of the localarea should the site be redeveloped.


• provide appropriate visibility at the accessonto Bishopton Lane together with anynecessary traffic calming measures; and


[Proposal SUA.U has been deleted]

Proposal SUA.V

Land comprising approximately 1.5 hectares(gross) west of Banbury Road is allocated forClass B1 (a) and (b) industrial development.

[see Inset Map 1.1]

Explanation

7.15.41 The Stratford-upon-Avon Business Park onBanbury Road has become well established inrecent years comprising a range of office andtechnology companies. Although slightlydetached from the urban area, the site is well-related to the town and is easily accessible fromthe new residential development at Bridgetownand the new road link between Banbury Roadand Shipston Road. Further land is availableadjacent to the Business Park which wasformerly part of the Ordnance Depot. Originallythis was intended to be used for a landscapingbelt but it is now considered that the visualimpact of the development from the town doesnot require such extensive screening.


• provide a substantial screen of landscapingalong the northern boundary;

• ensure that the design of the buildings, interms of height, scale and massing,complements and is compatible with theexisting business units;

• incorporate a cycleway from the sitenorthwards alongside Banbury Road ;

• consider the opportunities available to linkthe site with the existing and proposedresidential areas in Bridgetown utilisingexisting and new rights of way; and

• produce a Green Transport Plan to helpminimise the use of the private car by theworkforce on the site.

Proposal SUA.W

Land to the west of Shottery is identified as aStrategic Reserve Site for mixed-usedevelopment. It is expected that thedevelopment will include the followingcomponents:

(a) approximately 15.5 hectares (gross) to thesouth of Alcester Road, for residential(including a proportion of affordable units)and associated uses

(b) approximately 5.6 hectares (gross) to thenorth of Evesham Road, for residential(including a proportion of affordable units)and associated uses

7


(c) a road link between Alcester Road andEvesham Road, incorporating a rear vehicularaccess to Anne Hathaway's Cottage, andassociated traffic calming measures in theShottery area

(d) approximately 6 hectares of public openspace

(e) a local centre, to include a convenience store,a primary school and a doctor's surgery

(f) areas of woodland west of the proposedresidential development off Alcester Roadand north-west of the proposed residentialdevelopment off Evesham Road.

[see Inset Map 1.1]

Explanation

7.15.43 The proposed development to the west ofShottery has been identified following acomprehensive assessment of a range of siteson the edge of Stratford-upon-Avon.

7.15.44 The timing of its implementation will be inaccordance with the mechanism set out inPolicy STR.2A.

7.15.45 The proposal offers a wide range of benefits tothe local and wider community and providesscope to effectively mitigate the impact ofdevelopment on the landscape and setting ofthe town. There are no overriding constraints toimplementing the proposed scale ofdevelopment and the infrastructure required toserve the development is capable of beingprovided.

7.15.46 It is expected that the residential developmentwill achieve a minimum average of 30 dwellingsper hectare, in accordance with PPG3: Housing,although the detailed layout and design is likelyto incorporate areas of higher densitydevelopment.

7.15.47 The provision of a road link between AlcesterRoad and Evesham Road will help to relieveShottery of traffic which tends to rat-runthrough the area. A range of complementarytraffic calming measures will be identified forthe Shottery area, in liaison with the CountyHighway Authority, to ensure the effectivenessof the new road link. The new road should bedesigned to reflect its various functions; ie.providing access to new residential areas butalso serving as a relief road. Its design shouldincorporate pedestrian and cycle crossing pointsto assist movement between different parts ofthe development. A speed limit of 30mph willbe applied where the road passes through thesouthern development area and the design ofthe road should incorporate features that helpto ensure compliance with this limit. The stretchof road outside the development areas shouldbe unlit in order to minimise its impact on thelandscape and the setting of Anne Hathaway’sCottage.

7.15.48 It is stressed that the link road illustrated on theProposals Map is indicative only. Its precisealignment will be determined as an integral partof the design and layout of the development asa whole. The new link road will be designed tominimise the impact of traffic on the proposedhousing areas. It is anticipated that aroundabout will be provided at the EveshamRoad junction, incorporating an arm ontoLuddington Road.

7.15.49 It is essential that the development does nothave a material impact on the setting of AnneHathaway's Cottage which is a Grade 1 ListedBuilding. The Shakespeare Birthplace Trust ownsa substantial tract of land to the rear of theCottage that will assist appropriate mitigationmeasures to be introduced. The Trust hasidentified an opportunity offered by theproposed road to create a rear access to AnneHathaway’s Cottage, to serve a new car andcoach park. This will provide scope for a rangeof improvements to be made to themanagement of visitors to this popularattraction and further relieve Shottery of traffic.

7.15.50 A substantial area of public open space isincorporated into the proposal. This will, inpart, serve the requirements of the newdevelopment, in accordance with PolicyCOM.5. It is also justified to help compensatefor the deficiency of public open space in theShottery area when assessed against thestandards set out in Policy COM.4 and theprinciples on quantity, quality and accessibilityof provision in PPG 17: Planning for OpenSpace, Sport and Recreation (2002). The areaidentified for public open space involves landwhich would be unsuitable for development asit contributes to the open setting of Shotteryvillage and its relationship to open countrysideto the west which merits protection.

7.15.51 There are limited facilities serving the Shotteryarea. The proposal provides the opportunity toimprove the situation for existing and futureresidents by providing land for a local centre toincorporate a range of facilities:

• the Education Authority has identified theneed for a new primary school to replacethe existing Shottery Junior and InfantSchool which is at capacity and has noscope for expansion on its current site;

• the South Warwickshire Primary Care Trustis seeking the provision of a new primaryhealth care centre as the existing doctors’surgeries in the town are unable to takeadditional patients;

7


• there are a small number of shops in theShottery area providing convenience goodsand services but additional retail outletswould widen choice and be more accessibleto residents of the proposed development.However, it is necessary to ensure that thescale of such provision would not attractcustomers from other parts of the town.On that basis, the total retail floorspace tobe provided should not exceed 1000 squaremetres (gross) and no individual unit shouldbe larger than 350 square metres (gross).

7.15.52 Locating the local centre adjacent to the reliefroad will help to make the retail outlets moreviable by attracting some passing trade. Anindicative location is shown on the ProposalsMap.

7.15.53 The northern residential area, off Alcester Road,affects rising land and breaches a ridgelinerunning north-south through the site. In order tomitigate the impact of development, asubstantial area of woodland planting will becreated adjacent to the western boundary ofthe site. This will effectively reduce the views ofthe development from the west and form abackdrop and partially enclose the developmentwhen viewed from various vantage pointswithin the existing urban area.

7.15.54 The proposed area of woodland is on landcurrently in the same ownership as that takenby the northern part of the development andforms part of a larger estate. It is expected thatthe owners of the estate will be responsible forplanting the woodland in advance of thecommencement of development and formanaging it in perpetuity. A legal agreementwill be required to secure this situation.

7.15.55 It is intended that the woodland should be opento public access, although in a controlledmanner as part of the management agreementin order to secure its long-term condition.

7.15.56 In addition to the requirements of other policiesin the Local Plan, the promotion of this land fordevelopment should take into account the needto:

• submit a transport assessment to addressthe impact of the development on thetrunk road network and identify anymitigation measures to be funded by thedeveloper;

• submit a flood risk assessment to gauge theeffect of development on the floodplain,the extent to which existing floodingproblems would be exacerbated and putforward proposals to mitigate any adverseimpacts identified;

• incorporate measures within and on theedges of the development to mitigateimpact on the setting of the town;

• improve the character of existing rights ofway to help integrate the development withadjacent parts of the existing urban areaand to provide access to the countryside;

• protect the character of Shottery Brook andits margins from any adverse impact ofdevelopment;

• undertake an ecological evaluation of theentire area covered by the proposal andincorporate measures to protect andenhance ecological features;

• investigate thoroughly the feasibility andvisual impact of placing underground theelectricity transmission lines which cross thenorthern development area; and

• make a financial contribution to secondaryeducation in the town.

7.15.57 A Masterplan will be required to reconcile allthe issues raised by the proposed developmentof the area.

Proposal SUA.X

Land comprising approximately 2.5 hectares(gross) at the Egg Packing Station, BishoptonLane is identified as a Strategic Reserve Site forresidential development (including a proportionof affordable units).

[See Inset Map 1.1]

Explanation

7.15.58 According to national definitions in PPG3 this isa greenfield site because it is used foragricultural-related purposes. However, it hasthe characteristics of previously-developed landdue to the extensive structures andhardstanding that cover a large part of the site.

7.15.59 The redevelopment of the site provides anopportunity to remove the existing unattractivebuildings and to create an appropriate edge tothe built form of the town.


• provide a substantial area of landscapingand planting on the northern part of thesite;

• investigate the provision of a pedestriancrossing on Bishopton Lane; and

• undertake an ecological investigation of thesite.


7


Proposal SUA.Y

Land comprising approximately 5.5 hectares(gross) south of Kipling Road is identified as aStrategic Reserve Site for the following uses:

(a) residential development (including aproportion of affordable units) onapproximately 3.2 hectares

(b) community woodland and meadowland onapproximately 2.3 hectares

[See Inset Map 1.1]

Explanation

7.15.62 The housing component of this proposal did notform part of the original concept for theBridgetown development. However, it providesthe opportunity to secure an extension to theCommunity Woodland and Meadowland. Thiswill be achieved through a Section 106Agreement or other effective mechanismrelating to any planning application for thehousing development.

7.15.63 It is anticipated that vehicular access to thedevelopment will be off Shipston Road and willrequire the acquisition of existing properties.


• create an attractive edge to thedevelopment along the southern boundaryof the site;

• provide a suitable and acceptable access offShipston Road in traffic and amenity terms;

• undertake an ecological evaluation of thesite; and

• transfer land to the District Council or otherappropriate body in order to extend theCommunity Woodland and Meadowland.


Proposal SUA.Z

Land comprising approximately 3.9 hectares(gross) north of Banbury Road is allocated forresidential development (including a proportionof affordable units).

[See Inset Map 1.1]

Explanation

7.15.66 The site comprises a number of large dwellingsin extensive grounds. The mature trees andloose-knit nature of the area create an attractiveentrance to the town, although the newroundabout has had an effect on thisimpression.

7.15.67 A co-ordinated treatment of the whole site isnecessary in relation to access, layout, designand landscaping.


• ensure a comprehensive approach to thedevelopment of the site;

• provide extensive landscaping and plantingaround the eastern and southernboundaries of the site;

• retain the existing mature trees as far aspossible, and in particular those subject toa Tree Preservation Order; and

• undertake an ecological evaluation of thesite.

7


(ii) Main Rural Centres

7.16 Introduction7.16.1 The Main Rural Centres of Stratford-on-Avon

District comprise a range of small market townsand large villages. Each has its own uniquecharacter but the common theme which bindsthem together is their function as servicecentres, providing a focus for local jobs andfacilities. The role of these larger settlements inrural areas is recognised in national planningguidance and in the Rural White Paper.

7.16.2 Policy STR.1 in this Plan identifies the followingsettlements as Main Rural Centres:

AlcesterBidford-on-AvonKinetonHenley-in-ArdenShipston-on-StourSouthamStudleyWellesbourne

7.16.3 In the previous District Local Plan, thesesettlements were identified as Category OneSettlements, apart from Kineton. It is nowconsidered that Kineton justifies being definedas a Main Rural Centre given the level ofservices it supports, including a secondaryschool and industrial estate, and its importantrelationship with surrounding smaller villages.

7.16.4 During the previous plan period (1989-2001)each of these settlements experiencedsubstantial housing development and varyingdegrees of growth in employment. The level ofgrowth which is anticipated during the currentplan period is much reduced and relatedspecifically to local needs, in accordance withthe provisions of the Warwickshire StructurePlan.

7.16.5 This Local Plan, in designating these settlementsas Main Rural Centres, recognises the functionthat they already perform and seeks to promoteand enhance their role. The Plan seeks tounderpin the retail and commercial sector inthese settlements, to ensure that public servicesare retained, to support existing businesses andattract new ones, to promote environmentalenhancement, and to improve public transportlinks with neighbouring villages.

7.17 Context7.17.1 Government policy as set out in the Rural White

Paper ‘Our Countryside: the future’ (2002),recognises the critical role that market townsplay in helping rural areas thrive. In particular,prosperous market towns can help regeneratethe surrounding area as:

• a focus for economic development andregeneration including markets for localfood and other products;

• centres which meet people’s needs foraccess to retail, professional and publicservices;

• a hub for properly planned and co-ordinated public transport; and

• distinctive places to live with a fine heritageof historic buildings, attractive ruralenvironments and centres for local culturalactivity.

7.17.2 The objective of rural regeneration is a key aimof the Regional Spatial Strategy for the WestMidlands. In order to achieve this objective, theRSS urges local authorities to support thevitality and viability of market towns and otherlocal centres. It also supports limiteddevelopment in these centres, although housinggrowth should be largely confined to that forlocal needs in order to limit any increase in car-based commuting. Employment growth is alsoenvisaged in order to widen local jobopportunities, but at a scale that is in keepingwith the rural character of the area and thatlimits any increase in demand for housing.

7.17.3 Stratford-upon-Avon is the only settlement inthe District which is identified as a main townin the WASP. The Main Rural Centres aretherefore governed by the rural area policieswhich guide local plans to provide fordevelopment specifically to meet the needs ofthe local population and to support ruralcommunities. In accordance with Policy RA.3 inWASP, the distribution of housing andemployment development in the rural areasshould be related to a hierarchy of settlementson a scale proportionate to job opportunities,and the availability of public transport and basicsocial facilities. The Local Plan seeks to reflectthe WASP strategy by identifying the MainRural Centres as the location for limited housingand employment growth to meet the needs oflocal communities.

7.18 Objectives7.18.1 Stimulating rural centres is one of the 14

operational objectives which are central to theLocal Plan strategy. This objective appliesdirectly to the Main Rural Centres and the planaims to support the function of these centres asa focus for facilities used by local people andbusinesses.

7


7.18.2 The Main Rural Centres also have a key role toplay in achieving a number of the otheroperational objectives of the Plan, in particular:

• satisfying housing needs• satisfying employment needs• promoting alternative modes of transport

to the car• assisting rural diversification• supporting sustainable tourism• providing leisure opportunities.

7.19 Issues7.19.1 Traditionally the small market towns and large

villages of south Warwickshire have acted asfocal points for commercial and social activity,places in which to find work, to buy and sellgoods, and to find valued local services. Thistraditional role has, however, changedsignificantly over the last fifty years as a resultof changes in society, the economy andagriculture. A number of key trends can beidentified which are symptomatic of thechanges affecting the Main Rural Centres in theDistrict:

• the traditional hub role has been declining,with increased competition from largerretail, service, employment, education andentertainment centres. There is now asubstantial net outflow of journeys fromrural centres for shopping, work and leisure;

• increasing availability and use of personaltransport means that the majority of peoplewho live in rural areas can readily accessthe wider choice of facilities offered bylarger centres. This is increasingly offsettingthe benefits of local convenience anddisadvantages certain sections of ruralcommunities;

• changes in retailing, entertainment andfinancial services provision have favouredthe larger towns at the expense of ruralcentres;

• changes in the agricultural economy havemeant that the traditional market role ofrural centres has either ceased orsubstantially declined; and

• the rationalisation of public services, suchas health, education and public transport,has led to reduced provision in the ruralcentres.

7.19.2 These trends have been countered to someextent by continued growth in population andemployment. The rural centres haveexperienced significant housing andemployment growth over the past few decades,beyond that required to meet local needs. Thisgrowth has undoubtedly helped to slow theprocess of economic decline and the leakage ofservices to larger centres.

7.19.3 The Government’s Rural White Paper recognisesthat, in the interests of sustaining prosperousrural communities, the role of market townsneeds support to enable them to adapt toreflect people’s changing needs, an increasinglymobile society, and highly competitive urbancentres. The Countryside Agency’s strategy‘Towards Tomorrow’s Countryside’ is activelypromoting the role of market towns as the basisof sustainable rural communities in the future.

7.19.4 In responding to the national agenda, the LocalPlan seeks to put in place a land-use planningframework which will achieve the objective ofstimulating the Main Rural Centres and supporttheir roles as foci for local housing,employment, and facilities used by local peopleand businesses.

7.19.5 The key aspects of this framework aresummarised below:

• provision for appropriate levels of housingand employment development to meetlocal needs in accordance with therequirements of the WASP, and ensuringthat this development maximises the scopeto use previously developed land within theMain Rural Centres;

• promoting environmental enhancement tomake the Main Rural Centres moreattractive for local residents and thoseliving in their rural hinterland who use thefacilities which are provided;

• maximising the accessibility of the MainRural Centres, by ensuring that they are thefocus for local public transport services andby supporting improvements in the qualityof walking and cycling links both within andinto the Main Rural Centres;

• promoting the role of Main Rural Centresas local retail and commercial centres; and

• protecting existing facilities and providingnew facilities which meet the particularneeds of local communities.

7.19.6 The role and involvement of local communitiesin identifying and meeting their own needs willbe an essential part of this process. Thepreparation of appraisals and designstatements, now taking the form of Parish orTown Plans, provides the appropriate processfor achieving this through their adoption assupplementary planning guidance.

7


7.20 Research

Warwickshire Market Towns Pilot Study7.20.1 The Study was commissioned by Warwickshire

County Council, North Warwickshire BoroughCouncil and Stratford-on-Avon District Councilto provide a framework for developingdistinctive strategies for the long-term future ofmarket towns in the County. It recognises theimportance attached to such towns as thedrivers of rural regeneration.

7.20.2 The pilot Study focussed on Coleshill, in NorthWarwickshire, and Southam. However, thecommon themes identified recur in similarsettlements and the courses of action proposedcan be applied to other centres.

Urban Capacity Study7.20.3 The scope of the Study encompassed all the

settlements which have been identified as MainRural Centres. Through the study the DistrictPlanning Authority has consideredcomprehensively the opportunities within theMain Rural Centres to utilise previouslydeveloped sites for housing, industry and otheruses.

7.20.4 The Study provided the basis for assessing thesuitability of sites as potential allocations in theLocal Plan in terms of impact, opportunity,marketability and deliverability.

Retail Study7.20.5 The Study commissioned by the District Council

in 1997 assessed the need to provide additionalconvenience goods shopping floorspace inAlcester, Shipston-on-Stour and Southam.

7.20.6 In each case, the Study concluded that verylittle additional provision needed to be made forthis form of retailing. If demand materialises,the impact of any proposal would need to becarefully considered and the location assessedin terms of its potential to strengthen theparticular centre’s retail provision withouthaving an adverse affect on its character. Onlyin the case of Southam did the Study indicatethat there may be a case for providing a newfood store, due to the extent that local residentsshop in Leamington Spa.


Local Plan are applicable to the Main RuralCentres and should be referred to in gaining afull picture of the future planning of thesesettlements.

7.21.2 In addition, consideration should be given tothe following policies which affect the futureplanning of the Main Rural Centres: PoliciesSTR.1, STR.4, EF.3, COM.1-COM.11, COM.16,COM.19, COM.21, COM.22.

7.21.3 The policies and proposals which follow arespecifically related to the Main Rural Centresand derive from the issues set out above.

7.22 Retail and commercialdevelopment

Policy MRC.1

Within the existing commercial cores of theMain Rural Centres proposals for new retail orcommercial development, or the extension andimprovement of existing retail or commercialpremises, will be encouraged. For the purposesof this policy, Class A1(shops), Class A2(financial and professional services), Class A3(food and drink) and Class B1a (office) uses areacceptable in principle in such locations.

The change of use of existing Class A1, A2 andA3 premises to non-commercial uses, includingresidential, will not be permitted where thiswould harm, either individually or cumulativelywith other proposals, the vitality and viability ofthe existing commercial centres.

Proposals for alternative uses will only bepermitted where the provisions of Policy COM.2are satisfactorily met.

Explanation

7.22.1 The Main Rural Centres are recognised asimportant local retail and commercial centres.The intent of this policy is to enable new retailand commercial activity to take place within theexisting commercial cores of the Main RuralCentres and to retain existing retail andcommercial uses in order to maintain andenhance the vitality and viability of thesecentres.

7.22.2 None of the Main Rural Centres are identified inthe town centre hierarchy set out in Policy TC.2in the WASP. Consequently, retail schemes inthese centres should not exceed 1000 squaremetres (gross) in order to support the purposeof the hierarchy in achieving sustainablepatterns of development.

7.22.3 The commercial cores of the Main Rural Centresare not specifically defined, but this policy isintended to apply to existing streets wherecommercial uses already have a significantpresence and where further retail activities willnot detrimentally affect the character of thosestreets.

7.22.4 It is acknowledged that the opportunities toprovide new purpose built retail developmentare constrained by lack of space toaccommodate both the premises and off streetcar parking. There may be opportunities forredevelopment of sites or the conversion ofproperties. In principle, it is reasonable toaccommodate such schemes in order tostimulate commercial activity in the Main RuralCentres.

7


7.22.5 However, the District Planning Authority doesnot wish to sacrifice the qualities of the existingfabric of the commercial centres in order toachieve this. Many of the Main Rural Centreshave designated conservation areas, thecharacter of which should be preserved orenhanced. Consequently any redevelopmentscheme will have to be of the highest quality.

7.23 Public transportPolicy MRC.2

In order to support the function of the MainRural Centres, the District Planning Authority, inconjunction with Warwickshire County Counciland transport operators, will promote theprovision of improved and effective publictransport services linking each centre with therural hinterland it serves.


Explanation

7.23.1 The provision of effective public transportservices linking the Main Rural Centres to thesmaller rural settlements they serve is essentialto support their function as local servicecentres.

7.23.2 The District Planning Authority will work withtransport operators, the County Council, localcommunities and other potential partners toensure that public transport services in the MainRural Centres are protected, improved andextended. Where conventional services cannotbe made viable the District Council will workwith partners to promote non-conventionalpublic transport services which meet localneeds. Particular support will be given to thework of the Rural Transport Partnership inimproving the accessibility of the rural parts ofthe District.

7.23.3 In implementing Policy COM 7 and Policy COM8, particular emphasis will be given to ensuringthat the Main Rural Centres act as focal pointsfor local public transport services.

7.23.4 Local communities can play a significant role inidentifying potential improvements to localtransport services through the preparation ofParish and Town Plans. Improvements identifiedcould be eligible for grant aid from the DistrictCouncil or other bodies such as the CountrysideAgency.

7.24 Environmental enhancementPolicy MRC.3

Schemes which seek to enhance theenvironment of the existing commercial coresand the settlement fringes of the Main RuralCentres will be supported. Such schemes mayinclude:

• improvements to the management of traffic,including car parking;

• enhanced provision for pedestrians andcyclists to gain access to, and move within,the centre; and

• proposals which improve the character andappearance of the public realm.

Explanation

7.24.1 Environmental enhancement can act as astimulus for the local business and retaileconomy, and help to develop the key rolewhich the Main Rural Centres play in theDistrict. The attractive small-scale environmentsof the Main Rural Centres, combined withrelative ease of access and parking, are keystrengths which should be built upon whereverpossible.

7.24.2 The District Council will work with the CountyCouncil, local communities and other partnersto identify and promote opportunities forenvironmental enhancement schemes in theMain Rural Centres. Such schemes should aimto be as comprehensive as possible. Whilstphysical improvements are valuable in their ownright, it is also important to ensure that theybring longer term, sustainable economic andsocial benefits as part of a wider strategy for theMain Rural Centres.

7.24.3 The preparation of Parish and Town Plansprovides local communities with theopportunity to identify local enhancementschemes and projects which could be eligible forgrant aid from the District Council and othersources.

7.25 Community facilitiesPolicy MRC.4

The provision of new community facilities andleisure opportunities in the Main Rural Centreswill be encouraged in appropriatecircumstances. The improvement and extensionof existing facilities will also be supported.

The loss of an existing community or leisurefacility will not be permitted unless there is aproven lack of need for the facility or anadequate alternative is available or is to beprovided.

7


Where justified, contributions from newdevelopment will be sought towards theprovision of new or improved community andleisure facilities.


Explanation

7.25.1 The Main Rural Centres are focal points forcommunity facilities, including local services,shops and leisure opportunities. They provide avaluable and convenient service to localcommunities, reducing the need to travel by carand enabling those without a car to use suchfacilities easily. The District Planning Authoritywishes to ensure the continued existence ofsuch facilities and will encourage thedevelopment of new community facilities withinthe defined settlement boundaries of the MainRural Centres.

7.25.2 The District Planning Authority will be seekingto promote the concentration of commercialand public sector activities within or close to theexisting core of such centres in order tomaximise accessibility and convenience forcustomers and users of these facilities. There isconsiderable scope to increase the scale ofactivity in these centres which will encouragethe numbers of people using them and, in turn,improve their viability and the level ofinvestment in them. It is important, therefore,that a range of choice is available. With respectto the provision of many types of goods orservices in these larger rural centres, it is notsufficient for only one outlet to be available asit is important to preserve an element ofcompetition.

7.25.3 Proposals which would result in the loss of ashop or facility will be assessed against thecriteria set out in Policy COM.2. Thisassessment will include a thorough analysis ofthe viability of the business or facilityconcerned, the extent to which it has beenmarketed as a going concern, its importance tothe local community, the availability ofalternative provision and the scope foralternative community use of the building.

7.25.4 In accordance with Policy IMP.4, planningobligations will be used where appropriate toseek the increased provision of community andleisure facilities and the enhancement ofexisting facilities. The District Council willidentify priorities for the provision andimprovement of facilities. The negotiation ofplanning obligations relating to newdevelopment will be informed by thesepriorities and any local information sources suchas Parish and Town Plans.

Proposal BID.AA

Land comprising approximately 0.2 hectares(gross) adjacent to the Fire Station, Bidford-on-Avon, is allocated for a medical centre.

[see Inset Map 2.2]

Explanation

7.25.5 There is a clear need to provide a replacementmedical centre to serve the requirements of thelocal area. The existing facility is operating atcapacity and there is no scope to expand on thecurrent site. Land next to the Fire Station is wellpositioned within the village and readilyaccessible. It also provides scope to maintainthe important functional relationship with shopsand services in the village centre. Provision fora pedestrian/cycle route along the eastern edgeof the site should be made.

7.26 Public open spacePolicy MRC.5

Proposals for the provision of new areas ofpublic open space will be supported wheredeficiencies in the level of existing provisionhave been identified against the standards setout in Policy COM.4.

Explanation

7.26.1 This policy intends to enable the provision ofpublic open space in locations not specificallyidentified in the Local Plan. The basis for anyprovision will measured against the standards inPolicy COM.4. It must be noted that the DistrictCouncil’s ability to take on the costs ofmaintenance of public open space is limited bythe availability of finance.

7.26.2 In seeking to implement this policy regard willbe given to the provisions of Policy EF.6 andPolicy EF.7 in relation to nature conservation.

7.26.3 A number of specific areas of land are promotedthrough this Plan which present potentialopportunities to improve the level of publicopen space in the Main Rural Centres.

[Proposal ALC.AA has been deleted]

Proposal BID.AB

Land comprising approximately 3.0 hectareswest of Dugdale Avenue, Bidford-on-Avon, isallocated for the provision of public open space.

[see Inset Map 2.2]

Proposal HEN.AA

Land comprising approximately 0.8 hectaressouth of Bear Lane, Henley-in-Arden, is allocatedfor the provision of public open space.

[see Inset Map 2.3]

7


Proposal KIN.A

Land comprising approximately 1.2 hectareswest of Dene Close, Kineton, is allocated for theprovision of public open space.[see Inset Map 2.4]

[Proposal SHIP.A has been deleted]

Proposal SOU.A

Land comprising approximately 4.1 hectareswest of Wattons Lane, Southam, is allocated forthe provision of public open space.[see Inset Map 2.6]

Proposal STUD.A

Land comprising approximately 4.3 hectaresnorth of St. Jude’s Avenue, Studley, is allocatedfor the provision of public open space.[see Inset Map 2.7]

Proposal WELL.AA

Land comprising approximately 2.5 hectaresalongside the River Dene, Wellesbourne, isallocated for the provision of public open space.[see Inset Map 2.8]

Explanation

7.26.4 At the present time many of the settlements inthe District suffer from poor provision of publicopen space. An audit of open space in Stratford-upon-Avon and in the Main Rural Centres hasidentified specific areas of shortfall whenmeasured against the District Council’sstandards. Much of this shortfall relates to thequantity of provision and the proposals seek toaddress this identified problem.

7.26.5 Many of these proposals will require anupgrading of the existing access links, and eventhe creation of new ones, to make themaccessible particularly on foot and by cycle. TheDistrict Planning Authority considers itappropriate that the land be generally used forinformal open space rather than formal sportspitches so that landscape quality can bemaintained or enhanced. Opportunities fornature conservation and ecologicalenhancement will also be sought. The landalongside the River Dene in Wellesbourne isknown to be of high ecological importance andwould not be appropriate for formal recreationactivities.

7.26.6 There are a number of ways that the provisionof these public open space can be secured.Local planning authorities are justified inseeking planning obligations where a deficiencyof recreational provision exists or is likely toexist as a result of proposed development. Inparticular, they may be used to securerecreational facilities as a necessary part of a

broader development, helping to ensure thatstandards stated in the Plan are achieved. Thisis referred to in Policy IMP.4.

7.26.7 For small developments, it may be moreappropriate for the developer to establish orcontribute to the provision of a facility nearby.Circular 05/2005: Planning Obligations,explains the relationship between the proposeddevelopment and a benefit to be soughtthrough individual planning permissions. Suchan agreement may also cover maintenance andmanagement arrangements.

7.26.8 In some cases, it may be suitable for the DistrictCouncil to enter into agreements with thelandowners to negotiate for their land to bebrought into public use. In these cases theremay be limitations imposed on the purpose forwhich the land can be used.

7.26.9 The District Planning Authority also has theoption of compulsory purchase should it beconcluded that this is the only course of actionavailable to secure a facility in the publicinterest.

7.27 Housing, industrial and otherdevelopment proposals

7.27.1 A wide range of sites are proposed to beallocated for development in the Main RuralCentres. The scale of intended development inthese settlements accords with the objective ofthe Warwickshire Structure Plan that mostdevelopment should take place in the ‘maintowns’, which in the case of this District isStratford-upon-Avon.

7.27.2 Apart from commitments which were identifiedin the previous Local Plan, the sites identified inthis Plan utilise previously-developed land inaccordance with Government policy whichseeks the re-use of such sites in preference togreenfield land.

7.27.3 It is acknowledged that each site will have adegree of impact on the local area. Developerswill be required to work within the constraintsthat apply to each site and to include mitigationmeasures to reduce the effects of development.The proposals identify many of these mattersbut may not be comprehensive in this respect.Other issues may emerge when planningapplications are being considered or throughthe preparation of development briefs.

7.27.4 For those sites incorporating residential uses,affordable housing should be provided inaccordance with the framework established byPolicy COM.13. Developers are advised to workclosely with the District Council's partnerRegistered Social Landlords in providingaffordable housing.

7


7.27.5 An indicative dwelling capacity for individualproposals is provided at Annexe 2.

7.27.6 The requirements identified for eachdevelopment will be secured either throughconditions on any planning permission that isgranted, or through legal agreementsnegotiated between the District PlanningAuthority and the developer/owner of the site.

7.27.7 In addition to those matters specified withineach proposal, various policies of this Local Planwill be applied as appropriate.

Alcester

Proposal ALC.B

Land comprising approximately 0.7 hectares(gross) on Bleachfield Street, Alcester, isallocated for residential development (includinga proportion of affordable units).

[see Inset Map 2.1]

Explanation

7.27.8 The removal of the existing industrial uses onthe site has brought environmental benefits tothe adjacent residential areas and a positiveeffect on the local highway network.Redevelopment provides an excellentopportunity for an urban design led approachcomprising a high density residential scheme.The site is ideally located in relation to servicesand facilities.


• enhance the street scene and the setting ofthe adjacent listed buildings;

• incorporate pedestrian links between thesite and adjacent parts of the town;

• assist in the relocation of the industrial use;and


[Proposal ALC.C has been deleted]

[Proposal ALC.D has been deleted]

Bidford-on-Avon

[Proposal BID.B has been deleted]

Proposal BID.C

Land comprising approximately 0.8 hectares(gross) at Marleigh House, Waterloo Road,Bidford-on-Avon, is allocated for residentialdevelopment (including a proportion ofaffordable units).

[see Inset Map 2.2]

Explanation

7.27.10 The site was occupied by a substantial dwellingset in extensive grounds. Over the years itbecame surrounded by residential development.Although attractive in its own right, there is anopportunity to utilise the site more intensively.


• make appropriate allowance for thegradient within the site, particularly withrespect to the access off Waterloo Road;

• incorporate the existing mature trees withinthe site as far as practicable;

• undertake an archaeological evaluation ofthe site; and


[Proposal BID.D has been deleted]

Proposal BID.E

Land comprising approximately 7.7 hectares(gross) at Friday Furlong, Waterloo Road,Bidford-on-Avon, is allocated for mixed-usedevelopment. Acceptable uses would be:

• residential (including a proportion ofaffordable units) on approximately 3.0hectares (net) south of the track

• specialist accommodation for elderly peopleon approximately 0.5 hectares (net) south ofthe track

• open space for recreation and amenitypurposes on land north of the track

[see Inset Map 2.2]

Explanation

7.27.12 A large part of the site has been occupied bytravellers, although there are a number ofpermanent dwellings within it. A range ofunauthorised uses, including caravans, storageand tipping are also present. Many of theseactivities became increasingly problematic forlocal residents as the village has expandednorthwards and now abuts the site.

7.27.13 Due to this prevailing situation there is a strongmeasure of support within the local communityfor the site to be developed for a mix of uses.However, despite its current condition, much ofthe site is 'greenfield' according to the definitionin PPG3 (Annex C). Furthermore, based on thestrategic approach to the location ofdevelopment, there is no justification forreleasing greenfield land for housingdevelopment in Bidford. This proposal isjustified due to the particular circumstancesthat prevail but it is necessary for the extent of

7


the residential component to reflect the amountof brownfield land involved. It is for this reasonthat the net area of the site to be utilised forhousing is specified in this case.

7.27.14 The need to provide specialist accommodationand facilities for the elderly in the village hasbeen indicated and this site would beappropriate for such a use. However, this is nota requirement of the development since it willbe dependent on responsible agencies toinstigate.

7.27.15 A substantial area of public open space shouldbe provided to serve the development itself andto reflect the imbalance in the location of openspace in the village as a whole. Much of theexisting open space is concentrated to the southof the river and is inconvenient for a largeproportion of the village.


• remove all the existing uses and activitieson the site;

• approach the redevelopment and re-use ofthe site in a comprehensive manner;

• incorporate a pedestrian/cycle link to TheBank; and

• create an attractive edge to this part of thevillage through appropriate design andlandscaping.

7.27.17 A Development Brief should be produced forthe site to establish the detailed nature anddisposition of uses.

Henley-in-Arden

[Proposal HEN.B has been deleted]

Proposal HEN.C

Land comprising approximately 1.2 hectares(gross) at the Cattle Market, Warwick Road,Henley-in-Arden, is allocated for mixed-usedevelopment. Uses should include:

• residential (including a proportion ofaffordable units)

• Class B1 (a) and (b) industrial

• a small-scale retail use

[see Inset Map 2.3]

Explanation

7.27.18 The redevelopment of this site presents anopportunity for environmental enhancementwhich, in its present form, detracts significantlyfrom the adjacent Conservation Area. The site issuitable for a high density form of residentialdevelopment. The opportunity should also betaken to provide business space for office-basedcompanies and a small-scale retail unit(s) to

serve local residents. The site is protected by anEnvironment Agency Flood Alleviation Schemewhich may place a constraint on the extent anddesign of the development.


• consider the relocation of the CattleMarket;

• provide an access via a new estate roadlinking Prince Harry Road and WarwickRoad;

• liaise closely with the Environment Agencyto overcome the flooding constraint;

• promote a high quality design which willenhance the setting of the ConservationArea; and


Proposal HEN.D

Land comprising approximately 1.5 hectares(gross) off High Street, Henley-in-Arden, isallocated for mixed-use development.Acceptable uses would be:


• Class B1 industrial

[see Inset Map 2.3]

Explanation

7.27.20 Until recently this site has been in industrial useand supported an important local employer.The town has been prone to loosing businessesand the economic base of the community hassuffered as a consequence. Given thesecircumstances, it is appropriate to ensure that asignificant proportion of the site is retained inan industrial use. Any use falling within Class B1of the Town and Country Planning (UseClasses) Order is acceptable in principle.


• upgrade the existing access to the site fromHigh Street, including a segregatedpedestrian provision;

• improve the junction with High Street,incorporating safety measures;

• investigate any potential effects on theadjacent Scheduled Ancient Monument;and

• ensure that the design of the developmentminimises its impact on the character of theadjacent countryside.

7


Kineton

Proposal KIN.B

Land comprising approximately 0.2 hectares(gross) on King John’s Road, Kineton, isallocated for residential development (includinga proportion of affordable units).

[see Inset Map 2.4]

Explanation

7.27.22 The site initially consisted of two short terracesof dwellings which have long rear gardens.Planning permission was subsequently grantedfor residential development on part of theoriginal allocation. There is potential toeffectively intensify the residential use of theremaining area.


• approach the redevelopment of the area ina comprehensive manner; and

• introduce traffic management measures toensure that access to the primary school issafe.

Proposal KIN.C

Land comprising approximately 0.9 hectares(gross) on Banbury Road, Kineton, is allocatedfor residential development (including aproportion of affordable units).

[see Inset Map 2.4]

Explanation

7.27.24 There are various components to this site,including a vacant garage, three dwellings andan area of hardstanding used for storage. Thecapacity of the site would be increased throughcomprehensive redevelopment but this is not aprerequisite of any scheme.


• liaise with the Environment Agencyregarding the impact of development onthe River Dene floodplain; and

• promote a form of development whichprovides an appropriate entrance feature tothe village.

Shipston-on-Stour

Proposal SHIP.B

Land comprising approximately 3.2 hectares(gross) off Darlingscote Road, Shipston-on-Stour, is allocated for Class B1, B2 and B8industrial development.

[see Inset Map 2.5]

Explanation

7.27.26 A large part of this proposal is carried forwardfrom the previous Local Plan. The site has animportant role to play in attracting newemployment opportunities to the town.

7.27.27 Given the recent loss of the Tilemans site fromemployment uses there is merit incompensating for this by extending the previousallocation onto adjacent, albeit greenfield, land.Such an increase in area should make theprovision of infrastructure more viable and helpto bring the whole site forward fordevelopment.

7.27.28 As the land involved rises gradually to the westand is visible from the Fosse Way and fromdistant views to the east of the town, it isimportant that substantial planting is providedalong the western boundary to reduce theimpact of development on the landscape.


• ensure that the design of the developmentminimises its impact on the character of theadjacent countryside; and

• consider the relationship of the site torecent development on adjacent land.

Proposal SHIP.C

Land comprising 1.0 hectare (gross) at ShipstonHouse, Tileman's Lane, Shipston-on-Stour, isallocated for residential development (includinga proportion of affordable units).

[see Inset Map 2.5]

Explanation

7.27.30 The redevelopment of this site provides theopportunity to ensure the preservation ofShipston House, a Grade II listed building thatwas originally built as a workhouse. It isexpected that any development scheme shouldinclude the conversion of Shipston House.


• preserve the existing open setting ofShipston House in an appropriate manner;

• remove unsympathetic extensions toShipston House as part of any conversionscheme; and

• consider the relationship of the site toadjacent industrial activities to the east.

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Southam

Proposal SOU.B

Land comprising approximately 1.0 hectare(gross) on High Street, Southam, is allocated formixed-use development. Acceptable uses wouldbe:

• community facilities

• retail (including a supermarket)


[see Inset Map 2.6]

Explanation

7.27.32 This site offers a major opportunity to create afocal point at the heart of the town centrewhich will help it to perform its role as animportant service centre. The site lies within aConservation Area and any scheme must besensitive to its character. In fact, redevelopmentof the area provides considerable scope toenhance the appearance and function of thetown centre. A wide range of uses would beacceptable but at this stage it is not appropriateto specify the preferred approach.


• approach the redevelopment of the area ina comprehensive manner;

• devise a layout and design which make apositive contribution to the function andappearance of the town centre;

• include a library and police station withinthe scheme or provide a suitable alternativesite(s) for the facilities;

• consider thoroughly the impact and role ofa foodstore in this location;

• provide a single junction from HighStreet/Coventry Street with a secondaryaccess from Park Lane;

• widen Park Lane from its junction withHigh Street as far as The Rectory; and


Proposal SOU.C

Land comprising approximately 2.1 hectares(gross) on Wattons Lane, Southam, is allocatedfor residential development (including aproportion of affordable units).

[see Inset Map 2.6]

Explanation

7.27.34 The site comprises a decommissioned sewageworks and a number of commercial properties.It is situated in a sensitive location adjacent toand partly within an Area of Restraint. Thisdesignation relates to the importance of thevalley of the River Stowe in creating a wedge ofundeveloped land into the heart of Southam. Inaddition, the topography of the site presents amajor design challenge to ensure that thepurpose of the Area of Restraint is notundermined and the open character of the areais not severely compromised.

7.27.35 This suggests that the design of developmentwill vary significantly between the two parts ofthe site. That on the former sewage worksshould comprise low density housing withextensive planting to assist its assimilation intothe Area of Restraint. The remainder should beat a much higher density reflecting the scale ofthe commercial buildings it will replace and theadjacent Wattons Lodge. The development ofthe site will be expected to help deliver theproposed public open space on adjacent land(see Proposal SOU.A).


• approach the redevelopment of the area ina comprehensive manner;

• enhance the nature conservation value ofthe river environs which are designated asan Ecosite;

• undertake an archaeological and anecological evaluation of the site;

• improve Park Lane to acceptable standardsand provide a traffic calming scheme on StJames’ Road in relation to the primaryschool;

• improve the access to the site from the StJames’ Road/Park Lane junction; and

• incorporate a sustainable drainage systemwhich will assist flood management in theStowe Valley and the Leam Catchment.

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Studley

Proposal STUD.B

Land comprising approximately 0.3 hectares(gross) on Alcester Road, Studley, is allocatedfor residential development (including aproportion of affordable units).

[see Inset Map 2.7]

Explanation

7.27.37 The redevelopment of this site presents anopportunity to regenerate a very prominent sitein the centre of the village and to enhance thesetting of the listed buildings in Priory Square.The previous foodstore has been replaced witha smaller unit, thus providing scope for a highdensity residential development on this site.


• produce a high quality design to deliver asensitive form of development which willreflect and enhance the character of thevillage centre;

• undertake an archaeological evaluation ofthe site;

• provide vehicular access solely off AlcesterRoad; and

• incorporate pedestrian links through thesite to improve access to other parts of thevillage centre.

Wellesbourne

[Proposal WELL.B has been deleted]

Proposal WELL.C

Land comprising approximately 2.8 hectares(gross) off Loxley Road, Wellesbourne, isallocated for Class B1, B2 and B8 industrialdevelopment.

[see Inset Map 2.8]

Explanation

7.27.39 This site covers land within the curtilage of theexisting industrial estate. This proposal reflectsthe residual areas of land which remain to bedeveloped.


• assess and incorporate the mostappropriate means of vehicular access;

• secure a financial contribution towards theprovision of highway improvements in andaround the village of Barford;

• submit a comprehensive transportassessment as part of any proposal; and


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(iii) Countryside

7.28 Introduction7.28.1 The Rural White Paper ‘Our countryside: the

future’ (2002), confirmed rural issues as anurgent political issue of national significance.Stratford-on-Avon District is predominantly arural district and hence its countryside deservesspecific attention in this Local Plan. It isconceivable that we have reached a definingmoment in the relationship between ruraleconomies and the survival of rural life and themanagement of the countryside as a whole.Dealing with some of the emerging issues of therural economy, such as farm diversification,requires changes to be made in the way thatLocal Plan policies are presented and applied.

7.28.2 There is no doubt that rural areas haveundergone significant changes in recent yearsdue to global economic trends, technologicaldevelopments, changes in agricultural practices,and improved transport and communicationsystems. The recent BSE and Foot and Mouthcrises have exacerbated these changing trends.In particular, adverse impacts on rural tourismand recreation have signalled the importance ofa comprehensive and holistic approach todealing with rural problems. Similarly, theimplications of changes to the CommonAgricultural Policy are not yet known. The LocalPlan should anticipate and facilitate thistransition to the benefit of the countryside.

7.28.3 Rural services have declined significantly inrecent years through the processes ofcentralisation and rationalisation. Stratford-on-Avon District has the lowest proportion ofparishes with key services, such as a generalstore, post office and doctor’s surgery, of anypart of Warwickshire. Public transport is poor ornon-existent in a number of rural settlements.Consequently, many people such as the elderlyand the young who have no or limited access toprivate cars find themselves isolated from keyservices and facilities. The need for the LocalPlan to facilitate the regeneration of the ruraleconomy and promote effective access toservices for all, whilst at the same timeprotecting the special character of the ruralenvironment, is apparent.

7.28.4 House prices are higher in the District than theaverage for Warwickshire. Consequently, inmany parts of the District there is a significantneed for affordable housing. This has beenconfirmed by various Housing Needs Surveyscommissioned by the District Council andthrough more detailed assessments carried outby individual communities.

7.28.5 The attractive environment, combined withrelatively low crime and unemployment rates,make rural parts of Stratford-on-Avon Districtattractive places to live, work and visit. Thisexerts enormous pressure for development inthe countryside. The importance of maintainingand enhancing the environmental quality of thecountryside whilst, at the same time, providingfor the proven needs of rural people, is a criticalfunction of this Local Plan.

7.29 Context7.29.1 A top down – bottom up approach to policy

formulation has been adopted in developingpolicies and proposals for the countryside. TheWest Midlands Regional Spatial Strategy andthe Warwickshire Structure Plan (WASP)provide clear guidance on the location ofdevelopment in the District. The WASPidentifies Stratford-upon-Avon as the main townwhere most development should beconcentrated. Development elsewhere wouldonly be justified to meet proven local need andshould take account of the availability of jobopportunities, local facilities and publictransport.

7.29.2 Strong regard is also given to local initiatives inidentifying key issues which affect ruralcommunities. This approach has significantpolicy implications for planning the future of thecountryside in the District and will be animportant material consideration in determiningplanning applications. The policies in the LocalPlan relating to the rural parts of the Districtshould not be treated in isolation but as anintegral part of the Council’s drive to improvethe life of people living in our rural areas. Someof the existing initiatives include:

• Parish Plans• Village Design Statements• Anti-Poverty Strategy• Rural Transport Partnership.

7.30 Objectives7.30.1 Of the fourteen objectives which form the basis

of this Local Plan, it is reasonable to claim thatall but one has a direct relevance to the wish toenhance the quality of life of those who live inthe rural parts of the District and to improve theenvironment of the countryside.

7.30.2 The objective to stimulate the role of the MainRural Centres in providing a wide range offunctions which serve rural hinterlands will helpto strengthen the relationship between townand country which is emphasised inGovernment policy.

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7.31 Issues7.31.1 The key issues facing the rural parts of Stratford-

on-Avon District are set out in the DistrictCouncil’s Rural Strategy. This Strategy isintended to assist and guide the Council and itspartners in focusing on rural issues, indetermining priorities and in taking action.

Local Economy7.31.2 Since 1985, in common with most of Europe,

there has been a gradual but relentless declinein agricultural employment in the District as aresult of mechanisation and the CommonAgricultural Policy. Consequently, there is anever-widening diversity in rural employment,with tourism and the service sector in theascendancy. It is important to ensure that awide range of new job opportunities arecreated, particularly to meet the needs ofpeople who live in rural areas.

Affordable housing7.31.3 Whilst the housing stock in rural areas is diverse

in style, size and age, house prices are 10%above the average for Warwickshire.Consequently, there is a shortfall in ruralhousing which can be afforded by many localfamilies and young people who wish to stay inthe area rather than have to move to urbanareas. There continues to be an unrelenting andwidespread need for affordable housing in ruralcommunities as has been demonstrated bysuccessive housing need surveys in the District.

Accessibility7.31.4 Public transport services in rural areas are

generally limited although there has been arecent increase in funding. The railway networklinks Stratford-upon-Avon with Birmingham and,to a lesser extent, to London via LeamingtonSpa. Together, the two lines provide only ahandful of communities with a limited service.Bus services are equally tenuous, many relyingon public subsidy and frequently beingunrelated to work patterns or access to essentialfacilities.

Services7.31.5 Rural services and facilities generally tend to

operate at the margins of economic viability.There has been a dramatic reduction in villageservices in recent years and few settlementsretain a general store, post office or school.Because of the economies of scale, the relativelysmall and dispersed population and transportcosts, goods and services are often notcompetitively priced. Public services have alsotended to be rationalised although, wherepossible, efforts are being made to reverse thistrend.

Environment7.31.6 Underpinning the primary rural issues outlined

above is the need to actively conserve the ruralenvironment as one of the District’s majorassets. It is essential that the valuable featuresof our environment are thoroughly documentedand protected from inappropriate developmentand activity. Furthermore, it is important toencourage landowners to maintain thosefeatures for which they have responsibility.

7.32 ResearchRural Economic Issues Study

7.32.1 The Study commissioned by the District Councilin 1996, while focussing on the future of theDistrict’s rural economy, went to the heart of allthe issues outlined above. It emphasised theclose interrelationship between economic, socialand environmental factors. The Studyconcluded that a range of job opportunitiesmust be available for rural dwellers in or nearthe communities where they live. This willnecessitate the availability of a range of sitesand premises for new and expandingbusinesses. The planning system should bepositive and responsive to these needs whilstmaintaining the environmental quality of theDistrict.

7.32.2 However, the Study stressed that initiativesrelated solely to employment and businessdevelopment would not, on their own, achievesignificant improvements to the well-being ofrural communities. Other actions are alsorequired in relation to affordable housing, publictransport and the provision of rural services.


Local Plan are applicable to the countryside,including the villages and hamlets which liewithin it, and should be referred to in gaining afull picture of the future planning of the ruralparts of the District.

7.33.2 In addition, consideration should be given tothe following policies which affect the futureplanning of the countryside: Policies STR.1,STR.4, PR.2, PR.4, PR.10, EF.1, EF.2, COM.1,COM.2, COM.3, COM.7, COM.8, COM.11,COM.16, COM.17, COM.21, COM.22,COM.23.

7.33.3 The policies and proposals which follow arespecifically related to the countryside, includingall settlements not specifically named in PolicySTR.1 (ie. Stratford-upon-Avon and the MainRural Centres), and derive from the issues setout above.

7


7.34 Control over developmentPolicy CTY.1

All forms of development in the countryside,other than those in accordance with provisionselsewhere in the Local Plan, will generally beresisted in order to preserve its character and toensure that resources are protected.

Proposals for forms of development and activityin the countryside that are not coveredelsewhere in the Plan will have to be fullyjustified and show that they would not becontrary to the overall strategy of the Plan andthat their impact on the character of the areawould not be harmful.

Explanation

7.34.1 It is Government policy that the countrysideshould be safeguarded for its own sake and inorder to afford protection for non-renewableand natural resources. Accordingly, theemphasis of the Local Plan is to accommodateappropriate forms of development in thecountryside, in a manner which minimises itsimpact, but otherwise to apply rigorouscontrols.

7.34.2 Provision is made in various policies throughoutthe Plan whereby the merits of various forms ofdevelopment and activity in the countryside canbe assessed. In general terms, these uses caneither only reasonably be located in thecountryside or have an important contributionto make to the function of rural areas.

7.34.3 In all other respects, it is anticipated thatdevelopment proposals have no necessity to belocated in the countryside or would not bringsufficient benefits to override the generalprinciple of restraint.

7.35 Re-use of rural buildingsPolicy CTY.2

Proposals for the conversion of existing ruralbuildings to industrial, commercial, tourism orrecreation uses will generally be supported. Allconversion schemes will be subject to thefollowing criteria being satisfied as appropriate:

(a) the building should be capable ofaccommodating the proposed use withoutsignificant rebuilding, alteration orextension;

(b) the scale of the proposals should not be suchas to jeopardise sustainability objectives,particularly in relation to the generation ofcar and goods vehicle traffic;

(c) proposals for Class B8 (warehousing) usesshould not be located where they wouldcause an increase in heavy goods vehicles onroads in the vicinity which are unsuitable forsuch traffic;

(d) proposed uses should complement thespecial qualities and features which help tocreate the distinctiveness of the locality,including those highlighted in Parish andTown Plans (and their equivalent),Conservation Area reports and landscapecharacter assessments, and as reflected inany designation affecting the site;

(e) proposals should be appropriate to a ruralsetting, particularly in relation to the scale ofproposed extensions and the treatment ofbuilding elevations and curtilages, and shouldbe consistent with the rurality of the area;

(f) in the case of an agricultural building ofmodern construction it will be necessary toprove that the building was genuinelyrequired and used for farming purposes; and

(g) proposals should retain and respect thespecial qualities and features of listedbuildings and buildings of local historicinterest.

All proposals require an assessment to be madeof the presence of protected species.Appropriate measures will be identified toensure that protected species are not harmed ordisturbed.

The scale of any retail use of such a building willbe restricted to that which is directly related tothe sale of goods produced on the site.

Proposals for the conversion of buildings in thecountryside to self-catering holidayaccommodation will also be assessed against theabove criteria. If permission is granted it will besubject to a condition limiting occupancy toshort-term holiday lets.

The potential environmental impact ofpermitted development rights will be assessed ineach case and will be withdrawn where theywould otherwise have significant environmentalimplications.

For schemes within the Green Belt, the proposeduse should not jeopardise the openness of theGreen Belt, or the purposes of Green Beltdesignation, through the significant extension ofbuildings, the provision of extensive ancillaryfacilities such as external storage, vehicleparking/manoeuvring space, or boundarywalling/fencing. The potential cumulative impactof schemes will also be taken into account.

[Recommended references: Policies EF.7A, COM.1, CTY.4,CTY.6, CTY.14]

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Explanation

7.35.1 This policy applies to buildings in all settlementsother than Stratford-upon-Avon and the MainRural Centres, as well as isolated buildings inthe open countryside.

7.35.2 The purpose of the policy is to provide apositive framework for the growth anddiversification of the rural economy. Industrial,commercial, tourism and recreational uses arewell placed to enable this objective to beachieved compared with residentialdevelopment.

7.35.3 However, the policy is not only aboutpromoting development that is important to therural economy but also protecting the qualitiesof the countryside that are valued. It is thereforeimportant to acknowledge that maintaining theessential rurality of the countryside is an equallyimportant objective of the Plan. A holisticapproach that looks at the scale, location,design, character and nature of a proposal isessential in considering any scheme to convertrural buildings.

7.35.4 Government guidance seeks both to promoteappropriate forms of economic activity in thecountryside in PPS7 and to reduce overall levelsof travel and car-based journeys in PPG13. Inmost cases, proposals for converting ruralbuildings to business use should be acceptableon transport grounds. However, there may becases where the location, scale and nature ofthe proposed activity will be inappropriate dueto the pattern of vehicular movement thatwould be generated.

7.35.5 Comprehensive and accurate before and afterelevations, sections and layouts should besubmitted with a planning application to helpassess the impact of the conversion scheme onthe character of the building. In addition, a fullstructural survey, prepared on a professionalbasis, will normally be required. If the buildingis in a poor condition, planning permission maybe conditional on the early execution of anagreed schedule of repairs.

7.35.6 PPS7 does not seek to prevent the re-use ofmodern buildings. However, the DistrictPlanning Authority wishes to ensure that abuilding was initially constructed for anagricultural purpose and not with the intentionof putting it to a different purpose.Consequently, it will require clear evidence tobe submitted that the building has been usedfor agricultural activities.

7.35.7 There are various sources of informationavailable, such as the District Design Guide,Village Design Statements, Parish Plans andlandscape character assessments, to help assessthe impact of conversion schemes on thecharacter of the countryside affected.

7.35.8 Retail use of any rural building will only besupported when it is directly related to the saleof goods produced on the site. An assessmentof the economic viability of the whole operationwill be required in order to justify thecontribution of the retail activity. The impact ofthe proposal on retail activities in villagesnearby will also be taken into account.

Policy CTY.2A

Proposals for the permanent residentialconversion of rural buildings will be resistedunless a specific justification is established inone or more of the following ways:

(a) a mixed use conversion scheme where adwelling would be ancillary to an existing orproposed business use. This will only bepermitted where clearly necessary for andsubordinate to the efficient and secureoperation of these business use; or

(b) where residential conversion provides theonly appropriate means of protecting fromdeterioration:

• a listed building;

• an unlisted building of local historicinterest; or

• an unlisted building which is situatedwithin a settlement and which makes animportant contribution to the characterand amenity of the settlement.

In the case of an unlisted building, permissionwill only be granted where it is clearlydemonstrated that business use is not a feasibleoption.

The provisions of Policy CTY.2 will be appliedwhere appropriate.

Explanation

7.35.9 The District Planning Authority will not supportpermanent residential conversion of ruralbuildings unless it is to meet a proven localneed. Proposals for the conversion of ruralbuildings to permanent residential use will besubject to the same controls applied to newdwellings in the countryside. This approach issupported by the clear objective of theWarwickshire Structure Plan to restrict thenumber of new dwellings created in rural areasin order to concentrate development in themain urban area of Stratford-upon-Avon.

7.35.10 However, mixed-use schemes with an elementof residential development will be consideredwhen a dwelling is proven to be essential for theefficient and secure operation of a business use.Sufficient evidence will be sought by the DistrictPlanning Authority through a comprehensiveappraisal of the business in order to justifypermanent residential accommodation. Abusiness plan should be submitted with a

7


planning application to demonstrate the degreeof linkage between the business and residentialuses. In all cases the scale of the residentialelement must be directly related and subsidiaryto the business uses. Any dwelling approved onthis basis will be subject to a strict occupancycondition.

7.35.11 There may be circumstances where theconversion to residential use of a rural buildingof historic interest, situated within a settlementor in open countryside, offers the only viableprospect of maintaining that building in a goodstate of repair. Except in the case of listedbuildings, evidence must be produced to showthat the building has been marketed for abusiness use.

7.35.12 In the case of a listed building it will benecessary to demonstrate that business use isnot a viable option because of the particularcharacteristics of the building and/or its site andsurroundings. For example, a building may be insuch a poor condition that urgent andsubstantial action is required to secure itsfuture, action which may only be financiallyviable in the context of residential conversion.In such cases the District Council will requirestabilisation and repair work to be undertakenas a matter of urgency.

7.35.13 Non-domestic buildings constructed oftraditional materials, such as brick or stone,contribute to the physical fabric and generalenvironment of rural settlements. It would bedetrimental to their character for such buildingsnot to be retained in some form of positive use.The emphasis of PPS7 and this policy is thatbusiness uses should take preference overresidential use. However, there will be caseswhere it is claimed that a business use is notfeasible or appropriate.

7.35.14 In order to assess the situation in a specific case,the District Planning Authority will requiredetailed evidence to be submitted regarding theextent of the marketing exercise undertaken toattract a business use, the nature of any interestshown and an assessment of why the buildingmay not be suitable for this form of use.

7.35.15 While no boundaries for rural settlements aredefined in the Local Plan, to be within theconfines a building should have a clear physicaland functional relationship to the settlement.

Policy CTY.3

Outside the Green Belt, consideration will begiven to providing scope for the expansion ofexisting groups of rural buildings for industrialuses where they are readily accessible by meansof transport other than the private car fromStratford-upon-Avon or a Main Rural Centre, orsimilar sized settlements in adjoining Districts.

In assessing such proposals, it will be necessaryto ensure that the scale and nature of activitiesto be accommodated on the site are appropriateto the character of the local area and would notcause undue harm to features of acknowledgedimportance.

The criteria set out in Policy CTY.2 are applicableto the operation of this policy.

Explanation

7.35.16 Over and above the provisions of Policy CTY.2regarding the conversion of existing ruralbuildings, there may be cases where a modestincrease in the amount of floorspace on a sitewould be an appropriate means of supportingthe rural economy and job opportunities.

7.35.17 It is essential that the merits of any proposal ofthis nature are thoroughly assessed. In the firstplace, the impact of a development and theactivities it supports must not be harmful to thecharacter of the area with respect to landscape,other properties and the nature of the roadnetwork which serves the site.

7.35.18 In addition, however, there needs to be a strongjustification for overriding the normalpresumption against new development in thecountryside. This policy allows for a case to bemade based on the proximity of the site fromthe larger centres of population in the Districtwhich would allow people to walk, cycle or usepublic transport to reach their place of work.

7.36 Agriculture and farmdiversification

Policy CTY.4A

Proposals for buildings and structures related toagricultural, horticultural and forestry activitieswill be permitted where:

(a) they are genuinely required for suchpurposes; and

(b) the siting, design and intended use of theproposed building or structure would nothave a detrimental impact on theenvironment.

Explanation

7.36.1 The Town and Country Planning (GeneralPermitted Development) Order 1995 effectivelygrants permission for a range of agricultural

7


buildings and works through a system of priornotification. As a consequence, it is the casethat many proposals of this nature do notrequire planning approval from the DistrictPlanning Authority.

7.36.2 In considering applications through thenotification process, and in cases where thegrant of planning permission is required, theDistrict Planning Authority will take fully intoaccount the requirements of agriculture but willalso wish to ensure that any impact on thecharacter and enjoyment of the countryside isminimised. For example, issues relating to visualimpact, vehicular movements and relationshipto other properties will be assessed.

7.36.3 Applicants will be required to demonstrate afunctional need for the proposed building. Thisshould take the form of a statementaccompanying the application explaining thepurpose of the building or other works inrelation to the existing or proposed operations.An independent assessment of the case will beundertaken on behalf of the District PlanningAuthority where necessary. The separate sale ofagricultural land and buildings has tended toincrease the number of proposals for newbuildings on existing or new farm holdings. Incertain cases, it will be necessary for theapplicant to justify any previous disposal ofsuitable buildings.

7.36.4 The position of a building or structure in thelandscape can be of particular importance.Where possible, they should be locatedadjacent to existing buildings, unless it can beshown that this is not possible for functionalreasons. Development that affects the skylinefrom public vantage points should be avoided.Proposals should incorporate appropriatelandscaping measures but not use extensiveearthwork.

7.36.5 Intensive livestock production, ie. the rearing oflivestock such as pigs and poultry permanentlyindoors, is classed as an agricultural activity.However, permitted development rightsapplicable to agricultural buildings do notextend to those to be used for rearing livestockwhere they are situated within 400 metres of aresidential curtilage. In considering any suchproposal, it will be necessary to ensure thatthere is no detrimental impact on the localenvironment such as noise and smell,particularly in relation to residential properties.The District Planning Authority may require anEnvironmental Assessment to be submitted withan application for intensive livestock activities.

7.36.6 In granting planning permission, a conditionmay be applied requiring the removal of thebuilding should it no longer be required foragricultural purposes or if it is consideredunsuitable for any other appropriate use.

Policy CTY.4

Proposals which seek to diversify farm-basedoperations will generally be supported. Allproposals will be assessed against the followingcriteria:

(a) whether best and most versatile agriculturalland is affected;

(b) the extent to which existing buildings can beutilised in preference to new buildings beingrequired;

(c) whether the scale and nature of the proposedactivity can be satisfactorily integrated intothe landscape without being detrimental toits character;

(d) the effect of the proposed activities onexisting properties and settlements and onthe road network;

(e) the potential generation of vehicularmovements, the adequacy of the proposedmeans of access and the provision of parkingon the site;

(f) the cumulative effect of activities on thecharacter of the local area; and

(g) the potential impact of the proposal on thenatural and historic environment and onprotected species.

In assessing the merits of such proposals, theextent to which they would contribute to andnot conflict with the long-term operation andviability of the existing farm holding will betaken into account.

In addition, the role of proposals in theimplementation of Whole Farm Plans will betaken into account.

[Recommended references: Policies CTY.2, CTY.3, CTY.10,CTY.14

Explanation

7.36.7 There is an urgent need to facilitate thediversification of farm-based operations in orderto support agricultural operations and to sustainthe rural economy. However, the Plan seeks topromote forms of diversification which aresustainable in the countryside. In particular, theutilisation of rural buildings often providesopportunities to support new businesses in thecountryside in a sympathetic manner. Anyactivity must not detract from the character ofthe local area with respect to landscape andamenity. In particular, the transport impacts ofany proposal must be fully mitigated. TheWarwickshire Landscape Guidelines provideuseful advice on the way in which developmentand activities can be assimilated successfullyinto the countryside.

7


7.36.8 Agriculture is still the backbone of the ruralareas of the District. Consequently, it isimportant to ensure that diversification schemeswill bring genuine, long-standing benefits toindividual farm operations and to the widerrural area. There is little to be gained fromsupporting schemes which merely dispose ofthe assets of the farm holding once and for all.The test of the merits of a particular proposal isthe extent to which it would help to secure thelong-term viability of the farm involved. The roleof Whole Farm Plans are encouraged in thisrespect, whereby the relationship of a proposalto the wider farm operations can be fullyassessed.

7.36.9 A good example of a form of farmdiversification that can help to sustain theviability of holdings is on-farm food processing.This is given much prominence in Governmentreports on the future of farming and food andis highlighted in the Countryside Agency's ‘Eatthe View’ initiative. Local processing of localproduce can have a range of economic andenvironmental benefits and there are examplesof such businesses in the District which arealready making a useful contribution to thelocal economy.

7.36.10 The District Council has produced an AdviceNote to assist farmers in bringing forwarddiversification schemes.

7.37 Housing ‘exception’ schemesPolicy CTY.5

The development, in exceptional circumstances,of affordable dwellings to meet local housingneed in perpetuity may be permitted insettlements where residential development isnormally resisted.

Such schemes will be supported within oradjacent to existing settlements provided that:

(a) it has been demonstrated that there is a localand long-term need for affordable housing;

(b) the content of the scheme reflects and canreasonably be expected to meet identifiedlocal need;

(c) the scheme has been initiated from withinthe local community concerned and has thesupport of the relevant Parish Council, or isidentified in an adopted Parish Plan (orequivalent);

(d) satisfactory prior arrangements for themanagement and occupation of theproperties have been made to ensure that thehomes to be provided will meet identifiedlocal housing needs, both initially and inperpetuity; and

(e) the need to ensure that other relevantpolicies of the Plan are not undermined in thelocation and design of the scheme.

Proposals will only be acceptable if they aresubmitted in the form of a full planningapplication and accompanied by:

(a) a local housing needs assessment; and

(b) a financial appraisal.

[Recommended references: Policies STR.1, COM.1]

Explanation

7.37.1 The particular housing pressures experienced byrural communities have been widelyacknowledged by research at national and locallevel in recent years. The District Counciltherefore wishes to encourage and support localcommunities in meeting their own housingneeds. One way of doing this is through thedevelopment of so-called rural ‘exception’schemes. These are housing schemes on landwhich would not otherwise receive planningpermission for development, where theoccupancy of the homes is restricted tohouseholds who wish to live in the communitybut cannot afford to buy a property on theopen market.

7.37.2 The full participation and support of the localcommunities concerned is critical to the successof such schemes. Any initiative must originatefrom rural communities themselves with thesupport of the relevant Parish Council. Howeverthe District Council and its PartnershipRegistered Social Landlords (RSLs) are keen toprovide help and support to ensure theirrealisation.

7.37.3 The ‘exception’ initiative is aimed at meetingthe housing needs of smaller settlements,particularly those with a population of under3,000. However, it does not apply to any of theMain Rural Centres or the Local Centre Villagesbecause Policy COM.1 and Policy COM.13provide a framework for meeting their localhousing needs. There is no specific minimumqualifying size for settlements to benefit from‘exception’ schemes. However, it will benecessary to ensure that a settlement has thenecessary infrastructure and facilities to supportsuch a development. In practice this may ruleout some very small villages and hamlets. Therole of Parish Plans in assessing the suitability ofsettlements to accommodate schemes will beimportant.

7.37.4 The District Council's Housing Service andWarwickshire Rural Housing Association areable to advise on the carrying out of localhousing needs assessments.

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7.37.5 The policy applies to land both inside oradjacent to the existing physical form ofvillages. It is important that schemes should bephysically well-related to their host village andnot be located in open countryside. ‘Exception’schemes are also acceptable in the Green Beltaccording to PPG2 and Policy PR.2 in this Plan.

7.37.6 The content of any scheme must be tailored asclosely as possible to the identified need,relating to the characteristics of thedevelopment, such as the number, type and sizeof homes proposed. It will only be possible toverify that this has been done if the scheme issubmitted in the form of a full planningapplication; outline planning applications willnot be acceptable within the terms of thepolicy. In practice it is expected that prospectiveapplicants will discuss their proposals with theDistrict Council prior to finalising a project briefwith an RSL.

7.37.7 The management and occupation of theproperties will need to be controlled by way ofa legal agreement to ensure that the homes areused only to meet the identified local housingneed. Occupancy of homes will therefore berestricted in perpetuity to households with astrong connection to the parish or parishesconcerned. General market housing, or mixeddevelopments consisting of high-value housingto cross-subsidise affordable housing on thesame sites, are inappropriate on ‘exception’sites. This is in order to ensure that no ‘hope’value ever attaches to such developments.Similarly, the inclusion of clauses in planningobligations which would enable lenders ofprivate finance to dispose of properties on theopen market (sometimes known as ‘mortgageein possession’ clauses) are unacceptable. Copiesof a model agreement used by the DistrictCouncil for ‘exception’ schemes are available.

7.37.8 The best way of ensuring the requirements ofthis policy are met will be through theinvolvement of one of the Partnership RSLs.They have the expertise to both develop andmanage schemes on behalf of localcommunities, although they could act just asdevelopment agents on behalf of a communitybody. Alternatively, if a local communityspecifically prefers, there may be scope for theinvolvement of another body such as acharitable village trust to develop a self-financing scheme. However, such alternativearrangements are not normally recommendedand are unlikely to be viable due to the non-availability of financial support from the DistrictCouncil.

7.37.9 It is anticipated that most homes built underthis policy will be for rent under assuredtenancies. Whilst in theory other forms oftenure such as shared ownership or sharedequity are equally acceptable provided theymeet identified needs, restrictions in relation tostaircasing to full equity and the prohibition on‘mortgagee in possession’ clauses are likely tomean that, in practice, the scope for suchalternatives will be limited.

7.37.10 In order to maintain the confidence and supportof rural communities for the ‘exception’initiative, it is vital that all schemes are built tothe highest standard in terms of theirappearance and quality of construction. Inaddition to the requirements of this policy,‘exception’ schemes must fully accord with allother relevant design and environmental criteriain this Plan.

7.38 Rural workers’ dwellingsPolicy CTY.6

Proposals for a permanent dwelling foroccupation by a person engaged in anagricultural operation, or another form of usewhich can only reasonably be located in thecountryside, will only be supported if all thefollowing criteria are met:

(a) there is a clearly established functional needfor such a dwelling to be provided in orderfor the activity to be sustained;

(b) the need is based on a full-time worker, orone who is primarily employed in the activityto which the application relates;

(c) the activity has been established for at leastthree years, has been profitable for at leastone year, is currently financially sound, andhas a reasonable prospect of remaining so;and

(d) the need could not be met by an existingdwelling on the holding, or any dwelling inthe vicinity which is suitable and couldreasonably be made available for occupationby the worker concerned.

The size of any such dwelling should bereasonably related to the functional requirementwhich is established and appropriate in scale toits setting and surroundings.

Any permission granted will be subject to an‘occupancy’ condition. The variation or removalof such a condition will only be granted if it isclear that its original purpose is obsolete and nolonger required.

Where appropriate, a legal agreement will besought in order to maintain the functionalrelationship of the dwelling to the use of theland to which it is initially associated.

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Proposals for the stationing of temporaryaccommodation for occupation by anagricultural worker will be assessed against theprovisions of this policy.

[Recommended references: Policy CTY.13]

Explanation

7.38.1 One of the few circumstances in which isolatedresidential development in the countryside maybe justified is when accommodation is requiredto enable farm workers, or those engaged inother forms of activity located in thecountryside, to live at or in the immediatevicinity of their place of work. Whether this isessential in any particular case will depend onthe needs of the business or operationconcerned and not on the personal preferencesor circumstances of any particular individual.

7.38.2 The District Planning Authority will requiresufficient evidence to demonstrate that there isan essential need for a person or persons to bepresent on the site at all times sufficient tojustify the provision of residentialaccommodation. A case based solely ongrounds of security will not necessarily besufficient. It is also important that thesustainability of the enterprise should be takeninto consideration along with establishedfunctional and financial tests.

7.38.3 Proposals for permanent or temporaryaccommodation will also be expected to meetall other relevant criteria of this Plan. Theproposed dwelling should be located whereverpossible as part of a complex of farm buildingsor next to existing dwellings. Landscapingshould be provided to assist with theassimilation of the dwelling into the ruralenvironment.

7.38.4 In order for it to be demonstrated that theprovisions of this policy are satisfied, the DistrictPlanning Authority will require all proposals tobe supported by sufficient evidence. This shouldtake the form of a comprehensive appraisal ofthe holding and business. It is advisable for suchevidence to be prepared by a suitably qualifiedconsultant, such as a chartered surveyorspecialising in rural practice. This informationwill be assessed by the Authority’s expertconsultants.

7.38.5 Where planning permission is subsequentlygranted:

• a standard ‘agricultural occupancy’condition will be imposed restricting theoccupation of the accommodation to aperson locally employed in agriculture andthe dependants of such a person;

• in certain circumstances, the DistrictPlanning Authority may impose anoccupancy condition on any other dwellingon the agricultural unit concerned; and

• permitted development rights normallyavailable to extend dwelling houses may beremoved by condition to preventagricultural dwellings being extendeddisproportionately in relation to theproductivity of the holding.

Compliance with such conditions will bemonitored.

7.38.6 Annex A in PPS7 makes specific mention of therole of temporary agricultural dwellings tosupport new farming activities during the firstthree years of operation. The tests and controlsset out in the policy are equally applicable totemporary dwellings, such as caravans orwooden structures. However, for the avoidanceof doubt, it is accepted that, in such cases, itwould not be necessary to prove that theactivity had been established for at least threeyears. Neither is proof of profitability required inorder to justify a temporary dwelling.

7.39 Gypsy sitesPolicy CTY.7

Proposals for the provision of permanent gypsysites will be supported where all the followingcriteria are met:

(a) monitoring indicates that there is asignificant unmet need for further provisionwithin the District;

(b) the proposed site would not cause harm tothe character of the local area or to featuresof acknowledged importance, or undulyaffect any neighbouring properties oractivities; and

(c) appropriate facilities are provided to meetthe requirements of people living on the site.

Explanation

7.39.1 The former duty of local authorities under theCaravan Sites Act 1969 to provideaccommodation on caravan sites for gypsieswas repealed by the Criminal Justice and PublicOrder Act 1994. Government advicenevertheless advises local planning authoritiesto continue to have regard to the need toprovide accommodation for gypsies.

7.39.2 The District Council is not aware of the need forfurther accommodation at the present time.Nevertheless, if as a result of monitoring, thereappears to be a significant deficiency inaccommodation, then small-scale proposals maybe permitted as an exception to the normalpolicies of restraint over development in thecountryside.

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7.39.3 It will be necessary for the requirements ofCircular 3/99 to be met in respect of thedisposal of foul sewage, particularly where non-mains sewerage facilities are to be provided.

7.39.4 The provision of gypsy sites is also subject tothe licensing regime established by the CaravanSites and Control of Development Act 1960.

7.40 Mobile homesPolicy CTY.8

Proposals for new sites in rural areas forpositioning mobile homes or caravans forpermanent accommodation, including individualunits, will be resisted.

The small-scale expansion of existing sites maybe permitted where it is proven thatenvironmental or other forms of benefits will besecured.

Ancillary development to improve the amenitiesand facilities available to existing sites may bepermitted.

Explanation

7.40.1 The planning implications of mobile home andcaravan sites for residential occupation arebroadly similar to those relating to permanenthousing. On that basis, all proposals for suchdwellings will be considered against thegenerally restrictive housing policies of the LocalPlan.

7.40.2 The District Planning Authority will, however,consider the specific planning merits ofindividual proposals for park homes. This couldinclude, for example, an assessment of thecontribution which a scheme could make tosatisfying a need for low cost housing in aparticular area.

7.41 Holiday accommodationPolicy CTY.9

In assessing proposals for new, or extensions toexisting, sites for touring caravans, holidaychalets, static holiday homes or camping,planning permission will only be granted wherethe proposals are compatible with the characterand amenity of the area and do not cause harmto features of acknowledged importance.

Proposals should be well related to a main roadand not have a significant impact on the localhighway network.

The amount of new building associated with theproposal should be kept to a minimum and,where practicable, existing buildings should beutilised.

Explanation

7.41.1 In certain parts of the District proposals forthese forms of holiday accommodation will bevigorously resisted because of their sensitivity todevelopment and activity. Within the CotswoldsArea of Outstanding Natural Beauty, SpecialLandscape Areas and the various Areas ofRestraint it is considered that new or extendedcaravan, chalet and camping sites are likely tocause harm to the character and amenity ofthese areas. Caravan, chalet and camping sitesare not considered to be appropriatedevelopment within the Green Belt and as suchthere will be a general presumption against suchproposals.

7.41.2 The issue of scale will also be considered whendealing with planning applications. Sites thatare small in nature are capable of beingassimilated into the landscape more readily. TheDistrict Planning Authority will therefore haveregard to this issue when determining planningapplications. However, there may becircumstances where the impact of existing sitescan be reduced through limited expansion.Where this is the case, further consideration willbe given to the proposal.

7.41.3 Due to the potential for traffic generation, it isimportant that these forms of activity arereadily accessible from a main road, ie. Class Aroads in most cases, to reduce the impact ofvehicles on local communities.

7.41.4 Sites consisting of up to five caravans do notrequire planning permission or a caravan licenseif they are subject to a certificate of approvalissued by ‘exempted organisations’. These areusually specialists in arranging locations atwhich their members can park touring caravans.They have been granted a certificate ofexemption from some of the limitations on thelocation of caravan sites imposed by theCaravan Sites and Control of Development Act1960 and also by the Town and CountryPlanning Act 1990.

7.42 Rural recreationPolicy CTY.10

Proposals which seek to provide and extend thebenefits of small-scale recreation and leisurefacilities in the countryside will be supported.

In considering specific proposals regard will begiven to the potential for nuisance to be causedto local residents, the effect on the tranquillityof the area as a result of the activities involved,and any harm likely to be caused to features ofacknowledged importance.

For proposals in the Green Belt the provisions ofPolicy PR.2 will be applied.[Recommended references: Policy CTY.4]

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Explanation

7.42.1 Countryside recreation and leisure makes asignificant contribution to the rural economy.Farmers are increasingly looking at other waysof supplementing their income. Under thescope of this policy, small scale schemes whichsupport the greater use of the countryside willbe permitted providing that any proposals aresympathetic to the rural area, landscape andnatural and cultural features. Any proposal willbe expected to include proper managementmeasures to avoid unacceptable environmentalimpacts and must respect the countryside.

7.42.2 The countryside is mostly in private ownershipand is the workplace for many people as well asthe means of production. Conflict is bound tooccur where visitors amble at will without dueregard and respect for those living and workingon the land. Such situations can be avoided orat least limited by the use of legal access ormanagement agreements. Such agreements areavailable to the District Planning Authority toenter into with landowners and tenants. Inappropriate instances the diversion of rights ofway may similarly avoid potential conflicts ofinterest.

Policy CTY.11

Where opportunities arise, improvements to thenetwork of recreational footpaths, bridlewaysand cycle routes in the countryside will besupported and promoted.

The concept of ‘quiet lanes’ will be promoted, inconjunction with Warwickshire County Council.

Explanation

7.42.3 The countryside is a major source of enjoymentfor informal recreation and opportunities shouldbe taken to assist people to gain access to it inan authorised manner. The County Council isresponsible for ensuring that public rights ofway are kept open and are properly maintainedand waymarked.

7.42.4 The District Planning Authority will supportenvironmental improvements to, and theupgrading of, recreational routes which provideready access to the countryside, in line with theCountryside and Rights of Way Act 2000.Initiatives that will make these sustainableforms of transport in rural areas moreconvenient and attractive will be encouraged.People with disabilities often require specialarrangements to enjoy the countryside andthese will be incorporated into schemes toimprove existing facilities or to provide newroutes.

7.42.5 Quiet lanes provide an excellent opportunity toextend the network of rights of way in thecountryside for walking, cycling and horseriding. Although vehicles are still permitted touse these lanes, speed limits are significantlyreduced in order to ensure the safety of allusers.

7.42.6 A number of proposals to create newrecreational footpaths in the Alcester andBidford-on-Avon area are carried forward fromthe previous Local Plan. These are illustrated onthe Proposals Map.

Proposal CTY.A

The District Planning Authority will createlengths of recreational footpaths in and aroundthe town of Alcester. These will link existing well-used footpaths in order to provide pleasanttraffic free walks within the town, and easyaccess to the network of public footpaths in thecountryside surrounding the town:

1. from the disused railway along the west sideof the River Arrow to Gunnings Bridge;

2. along the north bank of the River Alne fromthe vicinity of Oversley Mill to the footpath(AL47) linking with the old Stratford Road;

3. from the Stratford Road bridge to the road atThe Cherry Trees Nursing Home along thesouth bank of the River Alne, bridging theAlne near White Hill Farm Estate;

4. along the north bank of the River Alne fromKinwarton Park to Spernal Lane; and

5. from Spernal Lane along the disused railwayline and then along The Heart of England Way(AL63) to Kinwarton Road.

Proposal CTY.B

The District Planning Authority will develop arecreational footpath from Welford-on-Avon toBidford-on-Avon, utilising a section of derelictrailway from Binton Bridge to Blackcliff andexisting rights of way (SD22, SD23 and SD23C).

Proposal CTY.C

The District Planning Authority will develop arecreational footpath from Welford-on-Avon toBarton, via Dorsington, utilising existing rightsof way (SD32, SD34, SD34D and AL176).

Proposal CTY.D

The District Planning Authority will develop arecreational path between Alcester and SalfordPriors, using the line of the disused railway, foruse by walkers, horseriders and pedal cyclists.

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7.43 Golf coursesPolicy CTY.12

In considering proposals for golf courses, drivingranges and associated facilities, the followingcriteria will be taken into account:

(a) the impact of the proposal on the landscapeand features of ecological, archaeological orhistoric significance;

(b) the appropriateness of the form and scale ofthe proposal, particularly the design andsiting of buildings and other structures;

(c) the protection of water resources;

(d) the effect of the proposal on land drainageand existing aquatic habitats;

(e) the potential generation of vehicularmovements and the adequacy of theproposed means of access to the site;

(f) the provision of adequate space for parkingand manoeuvring of cars and service vehicles;

(g) the protection of the amenity value and thesafety of users of public rights of way;

(h) the provision of landscaping and screeningusing indigenous species in order to minimisevisual intrusion and to make a positivecontribution to the appearance of thelandscape;

(i) the extent to which the proposal affects thebest and most versatile agricultural land;

(j) the effect on amenity, safety and visualintrusion of any form of externalillumination;

(k) the cumulative impact of proposals which arein close proximity; and

(l) the extent to which the proposal will meet anidentified need for golf courses or relatedfacilities.

Proposals which involve the construction ofsubstantial new buildings which would detractfrom the character and appearance of the opencountryside will not be supported.

The provision of new visitor accommodation willnot be supported, except where this wouldcomply with the requirements of Policy COM.21.

For proposals in the Green Belt the provisions ofPolicy PR.2 will be applied.[Recommended references: Policies PR.7, DEV.7]

Explanation

7.43.1 While golf as a land use may be generallyappropriate in the countryside, it must not beassumed that all sites will be acceptable. Inorder to enable the District Planning Authorityto properly assess the impact of proposals, thesubmission of adequate details will be requiredat the initial stage. Applications must includethe following information:

• a course layout plan, including the sitingand size of any buildings and car parking;

• plans showing the existing and proposedcontours of the site;

• a landscaping scheme identifying existingfeatures to be removed, existing features tobe retained, and proposed new planting;and

• supporting on the envisaged effects of thedevelopment on the landscape, drainage,wildlife, archaeology, existing buildings, thehighway network, nearby local residents,and any proposed floodlighting.

7.43.2 In certain circumstances, where proposals affecta particularly sensitive landscape, the DistrictPlanning Authority may require the submissionof an Environmental Statement in accordancewith the Town and Country Planning(Environmental Impact Assessment) Regulations1999.

7.43.3 Special attention should be paid to the sitingand design of any new buildings to minimisevisual intrusion. The design of new buildingsand the materials used in their constructionshould respect the local vernacular. In order toprotect the countryside, proposals for newbuildings will be strictly limited to thosefacilities which are essential to serve the facility,such as a clubhouse (including changing rooms,office, refreshment facilities) and maintenancebuildings. In the design and landscaping of newgolf courses encouragement will be given to theuse of water features and 'hazards' as methodsof floodwater control.

7.43.4 The advice of Sport England and The EnglishGolf Union will be sought in respect of allapplications for golf courses.

7.44 Equestrian activitiesPolicy CTY.13

Proposals for the development of, or anextension to, an equestrian establishment willbe supported provided that there would be nosignificant adverse effects upon neighbouringproperties or on the character of the landscapeor on features of acknowledged importance.

Consideration will also be given to the extent towhich roads and bridleways would be used byhorses as a result of the development, and theimpact of the activity on traffic generation.

The utilisation of existing buildings andstructures will be encouraged to reduce theamount of new building in the countryside.Where new structures are proposed they shouldbe located adjacent to existing structureswherever possible.

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Where the proposal involves the provision of adwelling, the criteria in Policy CTY.6 will betaken into account.

For proposals in the Green Belt the provisions ofPolicy PR.2 will be applied.

Explanation

7.44.1 This policy applies to all forms of equestrian-related development that require planningpermission. It aims to provide a positiveapproach towards such activities but also toensure that the rural environment is respected.

7.44.2 It is inevitable that there will be some minorproblems arising from equestrian activitieswhich will impact on people living in thecountryside. The District Planning Authority willhave regard to the likely impact of these uponneighbouring properties, especially in relation tonoise and smell. There may, however, becircumstances where the provision of equestrianfacilities would lead to an unacceptable impacton the character of the local area, such as onthe road network.

7.44.3 In cases where a new building is proposed, itshould be situated where any visual effect canbe mitigated and minimised, for instance bylocating it in close proximity to existingbuildings.

7.44.4 For applications involving a new dwelling, it willbe necessary to prove that it is essential for theoperation of the business. There may be caseswhere the functional need for a dwelling can befulfilled by existing residential accommodationin the area.

7.45 Farm shopsPolicy CTY.14

The establishment of new farm shops and theextension of existing farm shops will besupported where the proposal:

(a) involves the conversion of an existing ruralbuilding where this is feasible, or where itinvolves the erection of a small-scale newbuilding or extension to an existing building,in either case being well-related to existingfarm buildings; and

(b) would not have an adverse impact on existingvillage shops in the local area.

A condition will be applied to any permission tocontrol the proportion of goods to be sold whichis not produced locally.

[Recommended references: Policies CTY.2, CTY.4]

Explanation

7.45.1 Stratford-on-Avon District includes land which isused for intensive fruit and vegetable growing.Over the years, growers have set up shops ontheir land in order to sell produce direct to thepublic. In some cases pick-your-own businesseshave been developed. The District PlanningAuthority recognises the importance of fruitand vegetable production to the local economyand accepts that farm shops are a means ofassisting the commercial success of theoperations.

7.45.2 It is important to ensure that the countrysidedoes not become over-commercialised due tothe lack of sufficient controls over retailingactivities. However, it has to be appreciatedthat, legally, it is possible for goods producedon a farmholding to be sold on the site withoutthe need for planning permission if the retailoperation remains an ancillary use.

7.45.3 The policy allows, in principle, for the re-use ofrural buildings for retail uses but any schemewill be subject to strict controls in order tosafeguard the appearance of the countrysideand to ensure that road safety is notjeopardised. On this basis it is likely that onlythe use of small-scale buildings situated within afarm complex will be acceptable. There may beoccasions when small-scale new building orextensions within an existing farm complex aresought in order to make the operation of a farmshop viable. Such proposals will be consideredon their merits taking into account the relevantpolicies of the Plan.

7.45.4 Farm-based shops should sell mainly locallyproduced foodstuffs and products. The sale of awider range of goods would require moresubstantial premises, often out of character in arural area and generating considerable trafficand activity. Retailing of this nature, not relatedprimarily to the sale of goods grown orproduced locally, should be directed to theexisting shopping centres.

7.45.5 In certain circumstances it may be appropriateto replace an existing access with one whichwould be more conducive to highway safety.The District Planning Authority will normallyrely on the advice of the Highway Authority insuch cases. Policy DEV.4 provides detailedguidance on access design.

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7.46 Cattle Market relocationPolicy CTY.15

In determining any application for the relocationof Henley-in-Arden Cattle Market, particularregard will be given to:

(a) the relationship of the proposed site to thestrategic road network;

(b) the extent of screening provided by naturalcontours and other features in the landscape;

(c) whether the site is large enough toaccommodate the proposed developmentand the necessary landscaping.

Any proposal should incorporate comprehensivemitigating measures in order to overcome anyadverse effects which would otherwise becaused by the development on the landscapeand settlements.[Recommended references: Policy PR.2]

Explanation

7.46.1 Because the Local Plan proposes theredevelopment of the existing cattle market siteat Henley-in-Arden (see Proposal HEN.C), it isappropriate to include a policy against whichany site proposed for its relocation can beassessed.

7.46.2 It has to be appreciated that livestock marketsare becoming more extensive in their operationsas the network of provision is rationalised.Operators now seek sites which are outsideurban areas, mainly due to the more rigorouscontrols applied by the EU, and which offer ahigh standard of accessibility.

7.46.3 They can be known as ‘agricultural parks’, whichincorporate a comprehensive range of servicesto agriculture, including feed supplies,machinery, insurance, bulk trade-relatedretailing, as well as the traditional livestockactivities.

7.46.4 It should not be assumed that such adevelopment in Stratford-on-Avon Districtshould take the form of an agricultural park.However, it is possible that advantage will betaken through the relocation process torationalise the provision of livestock marketactivities.

7.46.5 The policy establishes that any proposal whichis brought before the District Planning Authoritywill be judged against the principles controllingthe location and form of development set out invarious policies in the Plan. This policyparticularly stresses the attention that will needto be given to ensure that the impact of such alarge-scale form of development in thecountryside is minimised. It may well be thatthe most appropriate type of site will utilise anexisting farm complex where buildings alreadyexist.

7.46.6 In accordance with the guidelines contained inthe Town and Country Planning (EnvironmentalImpact Assessment) Regulations 1999, therequirement for a comprehensive environmentalassessment to be submitted with any planningapplication for this scale and form ofdevelopment may be justified.

7.47 Gaydon SitePolicy CTY.16

The expansion of operations at the Gaydon Sitewill be restricted to the research, design andtesting of motor vehicles and ancillary activities.The manufacture and assembly of motor vehicleswould not be appropriate unless it is of a scaleand nature which reasonably relates to theestablished uses on the site.

In considering any planning application on thesite, the following factors will be taken intoaccount:

(a) the impact on existing properties atLighthorne Heath and on the surroundingrural area;

(b) the need to provide comprehensive structurallandscaping around the perimeter and withinthe site;

(c) the impact on ecological and archaeologicalfeatures within the site;

(d) the effects of the proposed development onthe demand for housing and local services;

(e) the effects of the proposed development onthe need to travel;

(f) the need to improve the access from theB4100 and any other part of the roadnetwork in accordance with the requirementsof the County Highway Authority; and

(g) the effect of increased vehicular movementsat Junction 12 on the M40 and any upgradingthat might be required by the HighwaysAgency.

New buildings should be contained within thearea identified on the Proposals Map.

[see Inset Map 5.2]

Explanation

7.47.1 The former RAF Base at Gaydon was originallyacquired in 1977 in order to establish a vehicleproving ground. Since that time a wide range offacilities has been located there to carry outadvanced design, development and testing ofvehicles. During the 1990s, a significantexpansion of activities took place including adesign and engineering centre.

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7.47.2 In addition to the need to assess the effect onthe local area of activities at the Gaydon Site,further major expansion has the potential toraise strategic planning issues. The DistrictCouncil values the major contribution which theoperations at Gaydon make to the local andnational economy. However, it is necessary tolimit the nature of activities carried out on thesite to those which are already establishedthere, including the research, design and testingof motor activities.

7.47.3 Generally speaking, the manufacture of motorvehicles is not considered as an appropriate useon the site. Any such proposal will only besupported by the District Planning Authority ifit can be justified to be of a scale and naturewhich reasonably relates to the established useson the site and would satisfy the criteriaestablished in the policy. It is on this basis thatAston Martin has been granted permission toproduce a comparatively small number of carswhich does not involve heavy engineeringprocesses or assembly lines.

7.47.4 In addition, care needs to be taken to ensurethat the scale and type of activities based at theGaydon Site do not place undue pressures onthe character of the local area. Inset Map 5.2indicates the area of the site where it isintended that any further buildings which maybe required in the future should normally belocated. Inside this area, and elsewhere withinthe site, it is expected that landscaping willcontinue to be strengthened, particularly alongthe boundary with the B4100 and adjacent toLighthorne Heath.

[Policy CTY.17 has been deleted]

7.48 Engineer Resources Depot,Long Marston

Policy CTY.18

The redevelopment of the former EngineerResources Depot at Long Marston, as shown onthe Proposals Map, is considered appropriateprovided that:

(a) the proposed development deals with the siteon a comprehensive basis;

(b) the proposed development does not providefor needs accommodated elsewhere in thePlan; and

(c) the proposed development does not causeprejudice to the strategies of theDevelopment Plan.

The site is, subject to the assessment of theother matters set out in this policy, consideredsuitable for a major leisure village. In addition oralternatively, other specific forms ofdevelopment may be considered, taking into

account the criteria outlined above and otherrelevant issues. For the avoidance of doubt,residential or employment development may beappropriate provided that its scale is consistentwith the needs of the local population or isancillary or directly related to the eventual formof any other development and use of the site.

For all forms of development proposed inrespect of the site the following factors must beaddressed in assessing the impact of a particularproposal:

(a) the need for comprehensive structurallandscaping around and within the site, to beimplemented as an integral component ofany development, and arrangements for itslong-term maintenance;

(b) the provision of an effective public transportservice linking the site with Stratford-upon-Avon, including (where possible) theutilisation of the former Stratford-Cheltenham railway line;

(c) the findings of a Transport Assessment whichwill be required to be submitted as part ofany comprehensive development proposal;

(d) the impact of buildings, activities andassociated features on views across the site,particularly from public vantage pointsaround the periphery of the site and fromMeon Hill;

(e) the extent to which existing properties andland uses would be affected and the need tomitigate satisfactorily any adverse impacts;

(f) the relationship of any tourist or leisurerelated attraction to the function ofStratford-upon-Avon and the nature of anyimpact it would have on the existing tourismfacilities in the town and in the neighbouringarea;

(g) the potential effect on natural featureswithin and adjacent to the site and theopportunity to enhance such features;

(h) the retention and enhancement of theextensive open landscape areas andwoodland plantations within the site as anintegral part of any development scheme;and

(i) the removal of all existing buildings andstructures on the site to be phased with theredevelopment (if any), apart from thosewhich are capable of beneficial use within theproposed form of development.

Development proposals will need to besupported by a Masterplan for the approval ofthe District Planning Authority in consultationwith the owners of the site, local communities,neighbouring local authorities and otherinterested parties.[see Inset Map 5.3]

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Explanation

7.48.1 The final closure of the Depot by the Ministryof Defence in 1999 has raised the issue of whatalternative uses would be appropriate on thisextensive tract of land. The site extends to some190 hectares, containing woodland and fieldsas well as significant areas of development. It issituated about eight kilometres south-west ofStratford-upon-Avon on the B4632. Theprominent feature of Meon Hill lies to thesouth, marking the fringe of the Cotswolds Areaof Outstanding Natural Beauty.

7.48.2 The District Council liaised closely with theMinistry of Defence Estates and the CountyCouncil over the future use of the site. A widerange of land use proposals have beenconsidered, including various substantial singleuses such as a film studio, national sportsfacility or holiday complex. To date, no leisureor tourist use has been attracted to the site.

7.48.3 The overriding factor in considering theappropriateness and merits of any scheme is themanner in which the Warwickshire StructurePlan (WASP) provides a strategic position onthe matter. It is clear in Policy GD.7 of theWASP that the scale of residential oremployment development on large ‘brownfield’sites in rural locations should not be promotedas an alternative to locating development inexisting urban areas. It is on that basis that theDistrict Planning Authority maintains that thescale of residential and employmentdevelopment should be consistent with theneeds of the local population or is ancillary ordirectly related to the eventual form of anyother development and use of the site.

7.48.4 Having regard to the strategic planning contextan appropriate form of use of the site could liewithin the tourism and leisure sectors. However,because of the uncertainty over the nature ofany development which might be promoted,the view is taken at this stage that the siteshould not be allocated but that an ‘enabling’policy should be incorporated into the LocalPlan.

7.48.5 The resulting policy sets out the wide range offactors to be taken into account in consideringthe merits and impact of a proposal. Ofparticular significance is the relationship of thesite to Stratford-upon-Avon and the importanceof establishing effective transport links betweenthe two, including the scope to utilise the lineof the former Stratford to Cheltenhamrailway.The redevelopment of the site presents asignificant challenge with regard to issues suchas traffic management, layout and design,relationship with nearby settlements andservices, provision of public transport to thesite, management of the ecological assets of the

site and the structural landscaping that will berequired to protect the amenity of the localarea. A comprehensive assessment of all theabove factors will be an essential requirement ofany development proposal. This assessment willbe essential to identify adequate mitigationmeasures to enable the objectives of the LocalPlan to be met.

7.48.6 In accordance with the guidance set out inPPG13: Transport (2001), a TransportAssessment should be submitted in support ofdevelopment proposed by this policy. TheTransport Assessment should include theaccessibility of the site by all modes oftransport, the likely modal split of journeys toand from the site, the measures proposed tomitigate transport impacts and the measuresproposed to improve access by public transport,walking and cycling. The likely trafficmovements generated on the B4632 to thenorth and south of the site and on the minorroad network in the area will be a keyconsideration in the assessment of anyproposal.

7.48.7 A Masterplan will be required to reconcile allthe issues raised by the prospectiveredevelopment of the site. An EnvironmentalImpact Assessment may be required to besubmitted with any planning applicationdepending on the scale of the developmentpromoted and its potential impact on featuresof acknowledged importance.

7.48.8 The ecological value of this site has beenrecognised by Warwickshire Museum throughits designation as an Ecosite, parts of which areconsidered to be of substantive value in termsof PPG9: Nature Conservation (1994). Theimpact of development on ecological featuresand protected or notable species needs to befully assessed. Opportunities to enhance suchfeatures should also be identified.

7.48.9 A Green Transport Plan will also be required, inaccordance with Policy IMP.7, to manage thetravel needs of those employed at and visitingthe site.

7.49 Southam Cement WorksPolicy CTY.19

Land at the former Southam Cement Works site,Long Itchington, is considered suitable for lightand general industrial, leisure, tourism andrecreational uses. The following factors will needto be addressed in assessing the impact of aparticular scheme:

(a) the expectation that new buildings should berestricted to the previously developed partsof the site, as shown on the Proposals Map;

7


(b) the need for a comprehensive assessment ofthe ecological value of the site, withappropriate provision made to protectimportant habitats and species;

(c) the need for a comprehensive assessment offeatures of geological and archaeologicalinterest to be protected as part of anydevelopment;

(d) the need for comprehensive structurallandscaping around and within the site, to beimplemented as an integral component ofany development, and arrangements for itslong-term maintenance;

(e) the provision of an effective public transportservice linking the site with nearbysettlements, particularly Southam;

(f) the findings of a Transport Assessment whichwill be required to be submitted as part ofany development proposal;

(g) the extent to which nearby settlements andland uses would be affected and the need tosatisfactorily mitigate any adverse impacts;

(h) the potential effect on natural featureswithin and adjacent to the site and theopportunity to enhance such features;

(i) the impact of buildings, activities andassociated features on views across the site,particularly from public vantage pointsaround the periphery of the site; and

(j) the removal of all existing buildings andstructures on the site apart from those whichare capable of beneficial use within theproposed form of development.

The case for other specific forms of use will beconsidered on its merits, taking into account thecriteria outlined above and other relevant issues.

Residential uses are not considered to beappropriate other than those that meet a provenlocal need or are ancillary or directly related tothe eventual form of development and use of thesite.

A Masterplan should be prepared in conjunctionwith the owners of the site, local communitiesand other interested parties.

An Environmental Impact Assessment should beundertaken and submitted with any planningapplication.

[see Inset Map 5.4]

Explanation

7.49.1 Southam Cement Works finally ceasedoperating in 1999 after more than 150 years ofquarrying and cement production. The site issituated between Southam and Long Itchingtonand comprises the works and associatedinfrastructure and a deep quarry to the south

and east. In total, the site covers an extensivearea but the works themselves affect only about22 hectares. The site supports a range ofhabitats and geological features as well asaspects of industrial archaeology and transportfeatures which linked the works to the canaland railway system.

7.49.2 The District Council has been liaising closelywith the owners (now RMC), local communitiesand the County Council over the future use ofthe site. It has generally been accepted that aredevelopment scheme should focus on thecreation of new job opportunities, but takingthe opportunity to promote the site’sconsiderable recreational and tourism potential.

7.49.3 The overriding factor in considering theappropriateness and merits of any scheme is themanner in which the Warwickshire StructurePlan (WASP) provides a strategic position onthe matter. It is clear in Policy GD.7 of theWASP that the scale of residential or industrialdevelopment on large ‘brownfield’ sites in rurallocations should be restricted to that whichmeets a local need and should not be promotedas an alternative to locating development inexisting urban areas.

7.49.4 The District Planning Authority maintains thatthe site should not be identified for residentialuses, although justification might be made for asmall-scale scheme to meet a proven local needfor homes. However, given the long-establishedemployment use of the site it would beappropriate to consider the merits of industrialdevelopment. In considering any proposal forthe site, the District Planning Authority willensure that the scale of activity would notcompromise the employment strategy of thePlan and the character of the area. Any suchdevelopment would only be acceptable on thefootprint of the cement works itself.

7.49.5 The redevelopment of the site presents asignificant challenge with regard to issues suchas traffic management, layout and design,relationship with nearby settlements andservices, provision of public transport to thesite, management of the ecological, geologicaland archaeological assets of the site and thestructural landscaping that will be required toprotect the amenity of the local area. Acomprehensive assessment of all the abovefactors will be an essential requirement of anydevelopment proposal. This assessment will beessential to identify adequate mitigationmeasures to enable the objectives of the LocalPlan to be met.

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7.49.6 In accordance with the guidance set out inPPG13: Transport (2001), a TransportAssessment should be submitted as part of anyplanning application. The Transport Assessmentshould include the accessibility of the site by allmodes of transport, the likely modal split ofjourneys to and from the site, the measuresproposed to mitigate transport impacts and themeasures proposed to improve access by publictransport, walking and cycling. The likely trafficmovements generated on the A423 to thenorth and south of the site and on the minorroad network in the area, including theLeamington Road and Welsh Road toLeamington Spa, will be a key consideration inthe assessment of any proposal.

7.49.7 The resulting policy sets out the wide range offactors to be taken into account in consideringthe merits and impact of a proposal. Ofparticular significance is the relationship of thesite to Long Itchington and Southam and theimportance of establishing effective publictransport and other linkages between them.

7.49.8 A Masterplan will be required to reconcile allthe issues raised by the prospectiveredevelopment of the site. An EnvironmentImpact Assessment will be required to besubmitted with any planning application due tothe likely scale of the development promotedand its potential impact on features ofacknowledged importance.

7.49.9 A Green Transport Plan will also be required, inaccordance with Policy IMP.7, to manage thetravel needs of those employed at and visitingthe site.

7.50 Harbury Cement Works,Bishops Itchington

Policy CTY.20

Land at the depot and former cement works atBishops Itchington together with adjoining landto the west, as shown on the Proposals Map, issuitable for mixed use development inaccordance with a Masterplan to be prepared byStratford District Council in conjunction with theowners of the site, the County Council, theParish Councils of Harbury, Bishops Itchingtonand Ladbroke, and other interested parties suchas the Warwickshire Wildlife Trust.

The uses which will form part of thatdevelopment will include light and generalindustry together with leisure and recreationaluses. Other uses may be included where theywould not conflict with the general locationalstrategy of the Plan and not be likely to causematerial harm to the ecological value of the siteor to the amenities of those living and workingnearby. Any residential development will be

strictly limited to that identified by the localcommunity under Policy COM.1 to meet specificlocal needs, including for affordable housing.

The following factors will need to be addressedin assessing the acceptability of a particularscheme:

(a) the likelihood that a rail freight transhipmentfacility or a passenger railway station will beprovided;

(b) the provision of an effective public transportservice linking the site with nearbysettlements;

(c) the conclusions of a comprehensive TransportAssessment which will be required to besubmitted as part of any developmentproposal;

(d) the expectation that new buildings should ingeneral be restricted to the previouslydeveloped parts of the site;

(e) the results of a comprehensive assessment ofthe ecological, geological, archaeological,arboricultural and landscape value of the sitewith appropriate provision through a WildlifeManagement Plan to protect importanthabitats, species and features;

(f) the need for comprehensive structurallandscaping around and within the site to beimplemented as an integral component ofany development and arrangements for longterm maintenance;

(g) the impact of buildings, activities andassociated features on views across the site,particularly from public viewpoints aroundthe periphery of the site; and

(h) the extent to which nearby settlements andland uses would be affected and the need foreffective mitigation of any material adverseimpacts.

[see Inset Map 5.5]

Explanation

7.50.1 The site is a very large one situated betweenBishops Itchington and Harbury and itcomprises two distinctive component parts - theBishops Bowl lakes to the west of the B4451and the former cement works, the depot siteand railway sidings otherwise known as theHarbury Estate to the east. It covers some 85hectares in total and a significant part of theHarbury Estate can be defined as previouslydeveloped land.

7.50.2 The overriding consideration of theappropriateness and merits of any proposal isthe manner in which such a proposal complieswith the strategic policies of the developmentplan for the area.

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7.50.3 The strategy of the Warwickshire Structure Plan(WASP) and Regional Spatial Strategy (RSS) isto concentrate most new development in themain urban centres. However, Policy GD.7 inthe WASP allows scope for development onlarge brownfield sites in locations such as theHarbury Estate if it would not provide for needsthat should be accommodated elsewhere in theDistrict and in more sustainable locations. Usesessentially related to the proximity of therailway and with a direct connection to therailway could be justified under the terms ofPolicy GD.7. A rail freight transhipment facilityis considered to be an appropriate use thatcould be justified in this way.

7.50.4 There is currently an over provision ofemployment land in the District assessedagainst the WASP requirement to 2011. Anyfurther significant provision of employment landfor general industrial use that is not designed tomeet an identified local community need wouldbe considered contrary to the strategy of theLocal Plan and WASP. However, the provisionand active use of a sustainable and effective railconnection, together with sidings, as an integralpart of a proposed general industrialdevelopment of the site could provide a specificjustification for development over and abovethat which is designed to meet an identifiedlocal need in accordance with Policy COM.1. Itis the proximity of the railway that is the mainpositive and unique feature of the site andhence the main reason for justifying significantemployment use of the site. With the exceptionof those uses which would meet a local needidentified through the provisions of PolicyCOM.1, the District Planning Authority isunlikely to allow general industrial developmenton the site unless it provides and makes activeuse of a railway connection.

7.50.5 The District Planning Authority does not havean objection in principle to open recreationaluse of the site, particularly within the BishopsBowl part of the site. However, it will beconcerned to ensure that this does notcompromise the ability to protect and enhancethe ecological assets of the site.

7.50.6 The District Planning Authority maintains thatthe site is not a suitable location for residentialdevelopment, although justification might bemade for small scale schemes to meet anidentified local need in accordance with therequirements of Policy COM.1. It is anticipatedthat any such development should be wellrelated to the existing facilities of BishopsItchington.

7.50.7 A need for further uses on the site will have tobe proven and would only be acceptable wherethey would not conflict with the generallocational strategy of the Plan and not be likelyto cause material harm to the ecological valueof the site or to the amenities of those livingnearby. The acceptability of a scheme of thisnature, including such operational developmentas might take place, will only be consideredafter the completion of a more thoroughecological appraisal and consideration of thepotential effectiveness of mitigation.

7.50.8 The policy sets out a wide range of factors to betaken into account in considering the merits andimpacts of a proposal. Of particular significanceis the scope to reinstate the rail infrastructureon the site, the importance of establishingeffective transport links between the site and itssurrounding areas and the need to protect andenhance the ecological value of the site.

7.50.9 The redevelopment of the site presents asignificant challenge with regard to issues suchas landscaping, traffic management, provisionof public transport to and from the site,management of the ecological assets of the siteand the protection of important habitats,species and features on the site.

7.50.10 The site is of high ecological value and has beenrecognised as such by the WarwickshireMuseum to be of substantive value in terms ofPPG9: Nature Conservation (1994). It providesvaluable habitats for important species ofwildlife. The impact of development onecological features and protected or notablespecies needs to be fully assessed.Opportunities to enhance such features shouldalso be identified.

7.50.11 Overall, the justification for any significantdevelopment on the site is based on itsproximity to the railway infrastructure. Thereinstatement of the railway facilities on or nearthe site will be an essential pre-requisite todevelopment of the site which is over andabove that which might be justified under PolicyCOM.1.

7.50.12 In accordance with the guidance set out inPPG13: Transport (2001), a TransportAssessment should be submitted as part of anyplanning application. This should include theaccessibility of the site by all modes oftransport, the likely modal split of journeys toand from the site, the measures proposed tomitigate transport impacts and the measuresproposed to improve access by public transport,walking and cycling. The likely traffic movementgenerated on the B4451 and on the minor roadnetwork in the area will be key considerations inthe assessment of any proposal.

7


7.50.13 A Green Transport Plan will be required inaccordance with Policy IMP.7 to manage thetravel needs of those employed at and visitingthe site.

7.50.14 A Masterplan will be required to reconcile allthe issues raised by the prospectiveredevelopment of the site, in particular thelocation of the various uses on the site.Significant weight will be given to a Masterplanthat is widely consulted upon and has theinvolvement of all the interested stakeholders inits preparation.

7.50.15 An Environmental Impact Assessment will berequired to be submitted with any applicationdue to the likely scale of the developmentpromoted and its potential impact on featuresof acknowledged importance.

7.51 Development proposalsProposal CTY.E

Land off Banbury Road, Kineton is allocated forthe creation of a Battle of Edgehill VisitorCentre.

[see Inset Map 2.4]

Explanation

7.51.1 The Battle of Edgehill, fought in 1642, was thefirst battle of the English Civil War. Thebattlefield stretches from the edge of Kinetoneastwards to the Edge Hill scarp and isregistered by English Heritage. Much of thebattlefield lies within the ownership of theMinistry of Defence. The District Council hasexpressed a wish to support the creation of avisitor centre which would also provide a homefor the long established collection of battleartefacts. A site has been identified on the edgeof Kineton which is readily accessible andprovides extensive views across the battlefield.This location has the added advantage ofhelping to support the shops and facilities inKineton itself.


• assimilate all buildings, structures, parkingand service areas satisfactorily within thesite;

• ensure that the design of the visitor centreis sympathetic to a rural location and thesetting of the Battlefield and canaccommodate the necessary range offacilities;

• minimise the impact of activities on thecountryside and neighbouring properties;

• identify appropriate arrangements forvehicles to gain access to the site throughthe use of signposting;

• implement appropriate traffic managementmeasures within Kineton;

• consider the functional relationshipbetween the visitor centre and attractionsin the village;

• develop a network of footpaths betweenthe visitor centre and the battlefield usingexisting rights of way and new links wherepossible; and

• undertake an archaeological, ecological andother environmental evaluation of the site.

Proposal CTY.F

Land comprising approximately 6.0 hectares(gross) at Napton Brickworks is allocated formixed-use development to incorporate Class B1industrial uses, residential units tied specificallyto businesses on the site, holidayaccommodation and canal-based recreation.

[see Inset Map 5.6]

Explanation

7.51.3 This site was allocated in the previous LocalPlan for employment development. Although ithas been cleared and an access roadconstructed off the A425, no progress has beenmade to bring the site forward fordevelopment. The District Planning Authorityacknowledges that the site requires attentionbut wishes to control the form of developmentto that which is appropriate in a rural location.In particular, residential uses on the site wouldnot be acceptable unless related specifically tobusinesses operating on the site. A marina withassociated workshops, chandlery and facilitieswould be an appropriate use for the site and isencouraged.


• maximise the relationship of the site to thecanal through the overall design concept;

• respect the character of the area withregard to its setting in open countrysideand its relationship to the village of Napton-on-the-Hill;

• preserve and enhance footpath linksbetween the site and the adjacent area,including the village;

• restrict vehicular access to that provided offthe A425;

• protect the ecological value of the site andthe adjacent claypit and canal; and

• restrict residential uses, through design andlegal agreement, to those which arephysically and functionally interdependentwith businesses operating on the site.

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8.1 Introduction8.1.1 The successful implementation of the policies

and proposals of the Local Plan will require theco-operation of all those who are involved inthe development process. Most of the directinvestment in land, buildings and supportinginfrastructure will be made by the private sector.

8.1.2 The District Planning Authority’s primary role isto ensure that the determination of planningapplications conforms to the provisions of theDevelopment Plan. However, it has otherimportant roles to play in the developmentprocess; by assisting in the formulation of highquality development proposals, in negotiatingwith developers on behalf of the communityand through the direct provision of certainfacilities and services.

8.2 Supporting informationPolicy IMP.1

Development proposals will only be consideredwhere the District Planning Authority is satisfiedthat the application contains or is supported bysufficient information in order to fully assess:

(a) the nature and extent of the proposeddevelopment itself;

(b) the existing site and the relationship of theproposed development to its surroundings;

(c) the nature and level of likely impact whichthe proposed development would cause; and

(d) intended arrangements for theimplementation of the proposeddevelopment.

The level of information specified above will berequired even if the application is an outlineplanning application.

Explanation

8.2.1 To assist the decision making process of theDistrict Planning Authority, adequate andaccurate information about a proposal isrequired from the applicant. The onus will be onthe applicant to supply that information todemonstrate that any potential impact of theproposed development is fully assessed andtaken into account. The scale, location andnature of a proposal will have a bearing on thetype of information that will be required.

8.2.2 A Planning Practice Note was adopted by theDistrict Council in November 1996 providingadvice on the level of information that isexpected to accompany a full application fornew building development.

8.2.3 The Government expects most applications tobe accompanied by a design and accessstatement to ensure that development is of ahigh quality. This should set out the designprinciples incorporated into the scheme andhow access has been provided for people withdisabilities. The District Planning Authority willseek the submission of such a statement.

8.2.4 Accurate information should be provided aboutthe existing site, normally including a surveyshowing site levels. Full planning applicationsshould include comparable information aboutproposed finished levels. In the case ofproposals for new building or extensions,applicants should provide accurate elevations inrelation to existing neighbouring buildings andthe wider context, together with adjacentground level information.

8.2.5 The primary purpose of AONBs andconservation areas is the protection andenhancement of their character. Whilst planningpolicies do not intend to place an embargo ondevelopment in such areas, outline planningapplications do not contain adequateinformation to enable a proper assessment ofthe impact of a proposed development on theseimportant designations. Consequently, anyapplication for development should beaccompanied by sufficiently detailedinformation which can only be providedthrough a full planning application.

8.3 Supplementary PlanningGuidance

Policy IMP.2

When determining planning applications, theDistrict Planning Authority will have regard toadopted supplementary planning guidancewhich is applicable to the site and/or theproposed development.

Section 8

Implementation

8


Explanation

8.3.1 Supplementary planning guidance (SPG) canprovide an additional level of information whichis inappropriate for inclusion in thedevelopment plan itself. It can cover detailedadvice on specific topics which should be takeninto account in the formulation of a planningapplication. SPG is also useful in providing clearand consistent advice on complex issues whichneed to be addressed. To have the status ofSPG it is necessary to take it through a thoroughconsultation process as required by PPG12:Development Plans (1999) and for it to beadopted by the District Planning Authority as amaterial consideration. Due regard will be givento any relevant SPG when determining planningapplications.

8.3.2 The preparation of supplementary planningguidance has been replaced through theprovisions of the Planning and CompulsoryPurchase Act 2004. Such guidance is now to beprovided in Supplementary PlanningDocuments that will form part of the LocalDevelopment Framework.

Policy IMP.3

In appropriate cases, the District PlanningAuthority will prepare a Development or DesignBrief to provide detailed guidance on the formwhich the development of the site should takeand the nature of any requirements associatedwith the development.

Explanation

8.3.3 Development or Design Briefs are a form ofsupplementary planning guidance. They coverspecific issues which need to be addressed informulating a development scheme on the sitebut which are too detailed to be covered by theLocal Plan itself. The purpose of such Briefs is toimprove the effectiveness of the planningprocess in the implementation of high qualitydevelopment.

8.3.4 There are a number of development proposalsin the Local Plan which, due to their complexityand/or sensitivity, merit the preparation of aBrief. The District Planning Authority will workin partnership with all appropriate stakeholders,including landowners, neighbouring uses,statutory bodies and other interested parties, toprepare a Brief for selected sites.

8.4 Infrastructure provisionPolicy IMP.4

The District Planning Authority will only grantplanning permission where it is satisfied thatproper arrangements have been put in place tosecure the provision of the full range of physicaland social infrastructure necessary to serve andsupport the development proposed.

In order to ensure the effective implementationof this policy applicants will be required todemonstrate that the likely impact of theirproposed development has been properlyassessed. Particular attention will need to bepaid to the impact of the proposed developmenton the local community. The form of assessmentrequired will be proportionate to the nature andscale of the proposed development.

The District Planning Authority will seek tonegotiate planning obligations with developerswhere these would secure provision, eitheron- or off-site, of the necessary physical and/orsocial infrastructure.

Explanation

8.4.1 The planning system operates in the publicinterest and should aim to foster sustainabledevelopment, providing homes, jobs andfacilities in ways which add to rather thandetract from the quality of the environment.These objectives are achieved through thepreparation of development plans and theexercise of development control functions. It isessential that the District Planning Authoritystrives for the adequate provision of physicaland social infrastructure necessary to supportdevelopment which is undertaken.

8.4.2 The District Planning Authority will ensure,through legal agreements, that adequatemeasures and/or contributions are secured toresolve any adverse impact of a development.To achieve fairness in the operation of thisprocess, the District Planning Authority will seekagreements which comply with the criteria setout in Circular 05/2005: Planning Obligations.

Policy IMP.5

The District Planning Authority will assess eachplanning application to gauge the level and formof contribution towards transport-relatedfacilities required as a result of thedevelopment, taking into account the followingfactors:

(a) the need for measures to deal with theinfrastructure requirements of thedevelopment;

(b) the need to mitigate any consequential lossto the community in terms of amenity andcharacter;

(c) an assessment of the cumulative impact ofthe proposal together with other relateddevelopment in the locality.

In Stratford-upon-Avon developer contributionswill be calculated using a revised methodology.Details of the methodology will be providedthrough supplementary planning guidance.

Outside Stratford-upon-Avon, each applicationwill be considered on its own merits and thelevel of contribution will take into account thelocation, scale and impact of the proposal on thelocality.

8


Explanation

8.4.3 Securing developer contributions for transportschemes is fully supported by PPG13 and theWhite Paper on Transport. The principle alsohas the weight of Circular 05/2005, theWarwickshire Structure Plan and the LocalTransport Plan behind it. The transportproblems of the District are evident and there isa consensus amongst the general public aboutthe need to address the matter. There is nodoubt that traffic generated by thedevelopment proposals in this Plan, as well as‘windfall’ schemes, will exacerbate the existingtransport situation to some extent.

8.4.4 The District and County Councils havecommitted significant funding to implementschemes that would help to resolve many of thetransport problems in the District. However,public funding alone will not be enough to meetthe level of investment required to deal with thesituation. It is therefore reasonable thatdevelopers are required to make a contributionto mitigate the impact of their development.Contributions could be towards off-siteimprovements, identified schemes in thetransport strategy for Stratford-upon-Avon orschemes otherwise identified in this Plan, theLocal Transport Plan and Parish Plans (or theirequivalent).

8.4.5 The District Council has produced amethodology for calculating developercontributions, which is fair, simple andjustifiable and meets the criteria set out inCircular 05/2005 . At the present time thismethodology applies only to Stratford-upon-Avon where transport related schemes havebeen specifically identified. However, some ofthe principles it sets out are equally applicableto other parts of the District should appropriatecircumstances arise. The methodology takesinto account the scale, location and tripgeneration rates of a proposed development.Contributions will be secured through Section106 Agreements.

8.5 Transport AssessmentsPolicy IMP.6

Development proposals which generatesignificant traffic movements will be expected tobe accompanied by a Transport Assessment.Such an assessment should set out fully allsignificant transport impacts, appropriatemitigation measures and a programme ofimplementation.

Explanation

8.5.1 The concept of Transport Assessment replacesthe conventional Traffic Impact Assessment andis intended to be more extensive in order toembrace measures to improve access by public

transport, walking and cycling and to reducethe need for car parking. Guidance is providedin PPG13 on the types of development wheresuch an assessment might be required. AnyTransport Assessment should accord with therequirements set out in PPG13, Circular04/2001 and the New Deal for Trunk Roads inEngland.

8.6 Green Transport PlansPolicy IMP.7

A Green Transport Plan will be required to besubmitted as part of a planning application, orproduced through the terms of a Section 106Agreement, where a development proposalwould:

(a) cause significant traffic impacts, particularlywith respect to pollution, congestion or thecharacter of the area;

(b) generate a significant amount of car travelwithin any part of the District; and/or

(c) be situated in an area where public transportfacilities are limited.

Explanation

8.6.1 A Green Transport Plan is a way by whichorganisations manage, monitor and evaluatethe transport needs of their staff andencourage, through an agreed programme, ashift from car-based travel to environmentallyfriendly alternatives such as walking, cycling,public transport and car sharing.

8.6.2 There is a widely held view that organisationscontribute significantly to the transport problemand need to be part of the solution, not leastbecause of their knowledge about how and whytheir staff travel. By making Green TransportPlans a requirement of certain types ofdevelopment the District Planning Authority isable to introduce the concept at the beginningof the development process. It also enables theAuthority to influence a change in the culture ofdevelopers to take into account the travel needsof the eventual occupiers at an early stage ofthe development process.

8.6.3 To be effective, Green Transport Plans need tobe monitored and requirements enforced toensure that stated and agreed targets are met.Section 106 Agreements will be used as a legalframework to ensure compliance with therequirements of a particular Plan.

8.6.4 The District Council’s guidelines on GreenCommuter Plans are set out in a PlanningPractice Note. Guidance contained in Transportand Roads for Development – the WarwickshireGuide (2001) and the Practice Note on TravelPlans for Developers produced by WarwickshireCounty Council should also be taken intoaccount.

9


9.1 Introduction9.1.1 This Plan is led by its overall goal, three core

aims and the operational objectives which flowfrom these. In order to ensure that the goal,aims and objectives are being achieved it is vitalthat an effective monitoring framework is inplace to measure the performance of the Plan.This section sets out such a framework for thePlan which aims to provide a consistent basisfor measuring performance.

9.2 The Proposed MonitoringFramework

9.2.1 The proposed framework does not seek tomeasure every single policy in the Plan, butaddresses key aspects of the objectives whichare at the heart of the Plan’s strategy.

9.2.2 The indicators which are listed in the Tablebelow are not comprehensive at this stage andwill be refined as best practice in this fieldcontinues to develop. The frameworkconcentrates on performance indicators whichthe Local Plan can have a direct influence over.It avoids the use of general environmental,economic and social capital indicators, whichare only influenced to a limited extent by land-use planning. These indicators are monitoredelsewhere by the Council through its work onLocal Agenda 21 and the Eco Managementand Audit System (EMAS).

9.2.3 The monitoring framework will assist thedetermination of how the Plan should bereviewed in the future and will provide data toassess the Plan’s influence over a period oftime. Where possible the indicators will bemeasured against specific targets set out in thePlan’s policies.

9.2.4 The ‘plan monitor and manage’ approach tothe delivery of housing in PPG3 will be fullyaddressed by the Plan’s monitoringframework. Monitoring will assist themanaged release of land for housing, and willindicate whether the Plan’s intended approachto phasing is working and inform the timingand extent of any future review of policies andproposals..

Section 9

Monitoring of the Plan

9


Operational Objective Performance Indicators

To satisfy housing needs • Housing land supply measured against Structure Planrequirements.

• Supply of affordable housing as a percentage of overall housingsupply.

• % of new homes built on previously developed land

• The density achieved in new housing developments

• The types and mix of sizes of housing

To satisfy employment needs • Industrial land supply measured against Structure Planrequirements

• % of new industrial development on previously developed land

To secure high quality design • The number of design statements submitted with planningapplications

To protect landscape character • Area of green field development allowed in the AONB, SpecialLandscape Areas and the Green Belt

To foster biodiversity • Area of development allowed within an LNR, SSSI or Ecosite

To protect historic heritage • Number of developments resulting in the loss or destruction of aScheduled Ancient Monument or Listed Building

To promote alternative modes of transport to the car • % of new homes built with access to public transport and othermodes

• The number of Green Transport Plans completed

• Value of developer contributions towards sustainable transport

• Car parking provision in new development

To facilitate energy conservation • Number of schemes incorporating energy conservation measures

• Number of renewable energy schemes supported

To sustain water resources • Area of development allowed within floodplains

• Number of developments incorporating sustainable urbandrainage systems

To assist rural diversification • Number of diversification schemes supported.

To stimulate rural centres • Area of new commercial development permitted in Main RuralCentres

• Loss of existing commercial and community facilities

To promote Stratford-upon-Avon town centre • Measures of vitality and viability

To support sustainable tourism • Location and scale of new visitor accommodation provided in theDistrict

To provide leisure opportunities • Area of public open space provided in new development

• Value of developer contributions towards public open space

• Area of existing public open space lost to other forms ofdevelopment.

9.3 Monitoring Reports9.3.1 The District Council will produce and publish

an Annual Monitoring Report which willinclude all of the above indicators. Anassessment will be made of the changes inthese indicators during the plan period and theCouncil will review the Plan’s policies andproposals where monitoring indicates that thisis necessary. document)


Proposals MapTO FOLLOW


Annexe 1 has been deleted


Annexe 2TO FOLLOW


Annexe 3Guidelines for defining

Built-Up Area Boundaries

1. Built-Up Area Boundaries have been defined forStratford-upon-Avon and the eight Main RuralCentres identified in Policy STR.1. Much of theboundary line between a settlement and the opencountryside is clear-cut. However, subjectivejudgements have been necessary in respect ofsome areas of land on the periphery ofsettlements. It is important to achieve a highdegree of consistency, whilst accepting that insome cases a particular local interpretation wasjustified. As a guideline, the land uses mentionedbelow, where they are located on the periphery ofa settlement, were treated in the followingmanner:

i. Included within the confines of a settlement:

• churchyards;• community buildings and their immediate

curtilage (ie. playing fields are excluded);• areas of residential curtilage unless these areas

are clearly paddocks more appropriatelydefined as ‘non-urban’.

ii. Excluded from the confines of a settlement whenon the edge of the built-up area:

• playing fields, including public, private andschool playing fields;

• modern agricultural buildings;• miscellaneous uses which may be located on

the fringe of a settlement, eg. sewagetreatment plants, electricity sub-stations,railway land, etc;

• allotments.


Annexe 4Framework for applying Car Parking Standards

Objectives of the Car Parking Standards• to reduce traffic congestion in urban areas;• to provide effective access to town centres;• to sustain and improve upon the economic viability

of the District;• to assist in achieving an effective balance between

car based travel and environmentally friendlyalternatives such as walking, cycling and publictransport;

• to ensure safety in the use of transport;• to assist in improving upon the aesthetic quality of

towns and villages.

Approach to be adopted in reviewing andapplying Car Parking Standards• variable car parking standards between Stratford-

upon-Avon and the remainder of the District;• variable car parking standards between different

zones within Stratford-upon-Avon;• maximum car parking standards will apply in all

cases. • Commuted Sum payments have been abolished

and replaced by a new formula for calculatingdeveloper contributions towards transport schemesin Stratford.

• comprehensive approach to car parking standardswhich link them to green commuter plans andparking charges.


Annexe 5 has been deleted


Appendix 1

Parks and Gardens of Special Historic Interest

Parish Name

Arrow Ragley Hall

Charlecote Charlecote Park

Clifford Chambers Clifford Manor

Compton Verney Compton Verney

Farnborough Farnborough Hall

Honington Honington Hall

Parish Name

Preston-on-Stour Alscot Park

Radway Radway Grange

Stratford-upon-Avon Anne Hathaway’s Cottage

Stratford-upon-Avon New Place

Upton Upton House


Appendix 2Sites of Special Scientific Interest

Parish Name

Alderminster Knavenhill Wood

Atherstone-on-Stour Ailstone Old Gravel Pit

Aston Cantlow Copmill Hill

Aston Cantlow Wilmcote Quarry

Bearley & Snitterfield Snitterfield & BearleyBushes

Bidford-on-Avon Broom Railway Cutting

Bishops Itchington River Itchen

Butlers Marston Lobbington Hall Farm

Cherington Drybank Meadow

Claverdon Oak Tree Meadows

Combrook Oxhouse Farm

Fulbrook and Snitterfield Sherbourne Meadows

Great Wolford Wolford Wood & Old Covert

Harbury Harbury Quarries

Harbury Harbury Railway Cutting

Haselor, Aston Cantlow Aston Grove & andBillesley Withycombe Wood

Langley Railway Meadow

Little Compton Cross Hands Quarry

Long Itchington & Ufton Long Itchington & Ufton Woods

Loxley Church Meadow

Morton Bagot Bannams Wood

Parish Name

Napton-on-the-Hill Calcutt Locks Meadows

Napton-on-the-Hill Napton Hill Quarry

Sambourne Rough Hill & Wirehill Woods

Snitterfield High Close Farm

Stockton Stockton Railway Cutting& Quarry

Stratford-upon-Avon Racecourse Meadow

Stretton-on-Fosse Stretton-On-Fosse Pit

Tanworth-in-Arden Clowes Wood & New Fallings Coppice

Tanworth-in-Arden River Blythe

Tanworth-in-Arden Windmill Naps Wood

Tredington Midsummer Meadow

Ufton Ufton Fields

Ullenhall Merriman's Hill FarmMeadows

Ullenhall Ullenhall Meadows

Welford-on-Avon Welford Fieldand Binton

Whichford Whichford Wood

Source: English Nature


Appendix 3

Local Nature Reserves

Parish Name

Alcester River Arrow

Stockton Railway Cutting

Parish Name

Stratford-upon-Avon Welcombe Hills & Clopton Park

Ufton Ufton Fields


Parish Name

Alcester ASN ReplantedOversley Wood

Alcester Semi NaturalEnnister Wood

Alcester Semi NaturalHanging Well

Alcester Semi NaturalAsplands Husks Coppice

Alcester Semi NaturalEarth Work Wood

Alderminster Semi NaturalGoldicote Coppice

Alderminster Semi NaturalNut Wood/Heath Wood

Alderminster ASN ReplantedKnavenhill Wood

Alderminster ASN ReplantedShennington Wood

Alderminster ASN ReplantedRough Hill Wood

Arrow Semi NaturalThree Oak Hill Wood

Arrow Semi NaturalOld Park Wood

Arrow Semi NaturalThornhill Wood

Arrow Semi NaturalPearson's Wood

Arrow Semi NaturalCockerham's Wood

Arrow ASN ReplantedLadies/Evesham Wood

Arrow/Alcester Semi NaturalCold Comfort Wood

Aston Cantlow ASN ReplantedAston Grove

Aston Cantlow Semi NaturalRoundhill Coppice

Barton-on-the-Heath ASN ReplantedBarton Far Grove

Parish Name

Barton-on-the-Heath Semi NaturalHill Barn Coppice

Barton-on-the-Heath Semi NaturalHopyards Coppice

Barton-on-the-Heath Semi NaturalGravels Coppice

Barton-on-the-Heath Semi NaturalBarton First Grove

Barton-on-the-Heath Semi NaturalLynch Grove

Bearley Semi NaturalKnowle's Wood

Bearley Semi NaturalTwelve Acre Wood

Bearley ASN ReplantedHawke's Wood

Bearley Semi NaturalBearley Bushes West

Billesley Semi NaturalBillesley Brake

Billesley ASN ReplantedBillesley Wood North

Bishop's Itchington ASN ReplantedItchington Holt

Brailes Semi NaturalAshen Coppice

Chapel Ascote Semi NaturalNuns Bushes

Cherington Semi NaturalMargett’s Hill Coppice

Chesterton and Kingston Semi NaturalMill Pool Coppice

Chesterton and Kingston Semi NaturalEwe Field Coppice

Chesterton and Kingston Semi NaturalChesterton Wood

Chesterton and Kingston Semi NaturalChurch Coppice

Claverdon Semi NaturalGannaway Wood

Appendix 4

Main Ancient Woodlands recorded in the District


Parish Name

Claverdon Semi NaturalMeadow Coppice

Claverdon Semi NaturalHillkitchen Coppice

Claverdon Semi NaturalBarnes's Coppice

Claverdon Semi NaturalHanging Wood

Claverdon Semi NaturalBarnmoor Wood

Claverdon Semi NaturalBonehill Wood

Combrook Semi NaturalThe Rides

Combrook Semi NaturalBrick Kiln Coppice

Compton Verney Semi NaturalLighthorne Rough

Coughton Semi NaturalButler's Coppice

Ettington Semi NaturalThornton Wood

Ettington Semi NaturalEttington Grove

Ettington Semi NaturalWilloughby Covert

Gaydon Semi NaturalGaydon Coppice

Great Alne Semi NaturalAlne Wood

Great Alne Semi NaturalNewslands Wood

Great Wolford ASN ReplantedWolford Wood

Great Wolford Semi NaturalOld Covert

Hampton Lucy Semi NaturalHampton Wood

Hampton Lucy Semi NaturalHatton Rock Wood

Haselor Semi NaturalWithcombe Wood

Haselor Semi NaturalThe Night Cap

Haselor Semi NaturalRed Hill Wood

Haselor Semi NaturalAlcocks Arbour

Parish Name

Haselor ASN ReplantedWestgrove Wood

Haselor/Exhall Semi NaturalLongbrake Wood

Ilmington ASN ReplantedWindmill Hill Plantation

Langley Semi NaturalBeck's White Wood

Langley Semi NaturalMillhill Plantation

Langley/Bearley Semi NaturalSongar Wood

Long Compton Semi NaturalRedliff Hill Barn Coppice

Long Compton ASN ReplantedLong Compton Woods

Long Compton/Stourton Semi NaturalStourton Coppice

Long Itchington Semi NaturalDebdale Wood and Spinney

Long Itchington ASN ReplantedThorpe Rough

Long Itchington/Ufton Semi NaturalLong Itchington Wood

Loxley Semi NaturalOakham Coppice

Moreton Morrell Semi NaturalMoreton Wood

Morton Bagot Semi NaturalPoole's Wood

Morton Bagot Semi NaturalBannam's Wood

Old Stratford and Semi NaturalDrayton Windpump Woods

Old Stratford and ASN ReplantedDrayton Oak Farm Woods

Oldberrow Semi NaturalLong Wood

Oldberrow Semi NaturalRound Wood

Oldberrow Semi NaturalOwl Wood

Pillerton Priors ASN ReplantedMollsgrave Copse

Pillerton Priors ASN ReplantedBrick Kiln Gorse


Parish Name

Preston Bagot Semi NaturalEggwell Wood

Preston Bagot ASN ReplantedHazel Wood

Radway Semi NaturalKnowle End Wood

Radway Semi NaturalEdge Hill Wood

Salford Priors Semi NaturalPoole Wood

Salford Priors Semi NaturalBerry Coppice

Salford Priors ASN ReplantedSalford Coppice

Sambourne Semi NaturalSaddler's Hill Coppice

Sambourne Semi NaturalSambourne Reins South

Sambourne Semi NaturalRough Hill Wood

Sambourne Semi NaturalSambourne Reins North

Sambourne ASN ReplantedThe Moors

Sambourne ASN ReplantedNew Coppice

Shelfield/ Semi NaturalWootton Wawen Stoopers Wood

Snitterfield Semi NaturalBearley Bushes East

Snitterfield Semi NaturalSnitterfield Bushes

Spernall Semi NaturalSpernall Park/ClouseWood

Spernall ASN ReplantedMorgrove Coppice

Stourton ASN ReplantedField Barn Coppice

Stourton/Whichford ASN ReplantedLong Cliff Coppice

Stratford-upon-Avon Semi NaturalAlveston Pasture

Studley Semi NaturalGrove Wood

Studley Semi NaturalThe Alders

Studley ASN ReplantedConduit Coppice

Parish Name

Studley Semi NaturalCranhills Wood

Tanworth-in-Arden Semi NaturalClarksland Coppice

Tanworth-in-Arden Semi NaturalMows Hill Dingles

Tanworth-in-Arden Semi NaturalOld Grove Wood

Tanworth-in-Arden Semi NaturalBig Spring Coppice

Tanworth-in-Arden Semi NaturalAlderhangers Wood

Tanworth-in-Arden Semi NaturalClowes Wood and New Fallings Coppice

Tanworth-in-Arden Semi NaturalPool's Wood

Tanworth-in-Arden Semi NaturalBissell's Coppice

Tanworth-in-Arden Semi NaturalChalcot/Arnold's Wood

Tanworth-in-Arden Semi NaturalAcorn Coppice

Tanworth-in-Arden Semi NaturalBrown's Green Wood

Tanworth-in-Arden Semi NaturalCheckleys Coppice

Tanworth-in-Arden Semi NaturalGraves Coppice

Tanworth-in-Arden Semi NaturalBlackoak Wood

Tanworth-in-Arden Semi NaturalWood's Coppice

Tanworth-in-Arden Semi NaturalChamber's Coppice

Tanworth-in-Arden Semi NaturalJonathan's Coppice

Tanworth-in-Arden Semi NaturalWindmill Naps andLadbrookpark Coppice

Tanworth-in-Arden Semi NaturalWindmill Naps

Tysoe/Radway Semi NaturalEdgehill Covert andGrove Corner

Ullenhall Semi NaturalHobditch Coppice

Ullenhall Semi NaturalMockley Wood


Parish Name

Ullenhall Semi NaturalRams Hill Coppice

Upper & Lower ASN ReplantedShuckburgh Long Hill Wood

Upper & Lower Semi NaturalShuckburgh Calcott Spinney

Upper & Lower Semi NaturalShuckburgh Goarn Spinney

Warmington ASN ReplantedWarmington Wood

Warmington ASN ReplantedArlescote Wood

Weethley Semi NaturalWeethley Wood

Weethley Semi NaturalBush Wood

Wellesbourne Semi NaturalBowshot Wood

Wellesbourne Semi NaturalSmatchley Wood

Wellesbourne Semi NaturalWalton Wood

Wellesbourne Semi NaturalWellesbourne WoodWest

Wellesbourne Semi NaturalHell Hole

Wellesbourne Semi NaturalBath Hill Wood

Wellesbourne Semi NaturalEight Mens Math

Wellesbourne Semi NaturalHanging Brake

Wellesbourne Semi NaturalFriz Hill Wood

Wellesbourne ASN ReplantedWellesbourne Wood

Whichford Semi NaturalWhichford Wood

Wolverton Semi NaturalBargain Wood

Wolverton Semi NaturalBlacon Coppice

Wootton Wawen Semi NaturalAshen Coppice

Wootton Wawen Semi NaturalForeign Park/DryLeasowes

Parish Name

Wootton Wawen ASN ReplantedDry Leasowes

Wootton Wawen ASN ReplantedMay's Wood

Wootton Wawen Semi NaturalFive Acre Wood

Wootton Wawen/ Semi NaturalClaverdon Austy/Thistly Wood


Parish Name

Admington Medieval Settlement atLark Stoke

Alcester Oversley Castle

Alcester Beauchamp Courtmoated site

Alcester Alcester Roman Town

Alcester Alcester Abbey

Alderminster Long barrow on Long Hill

Aston Cantlow Ringwork castle, 80mNW of St John theBaptist's Church

Beaudesert Beaudesert Castle: motte& bailey castle & twofishponds

Bidford-on-Avon Bidford Bridge

Billesley Medieval settlement atBillesley Trussell incChurch & churchyard

Brailes Castle Hill Motte

Burton Dassett Beacon Tower

Burton Dassett Chapel Barn (formerlyOld Chapel & Priest'sHouse)

Butlers Marston Standing crossimmediately N of Churchof St Peter and St Paul

Butlers Marston The Bank

Chadshunt Standing Crossimmediately S of AllSaints Church

Charlecote Cursus and bowl barrow450m SE Jackson’s Barn

Charlecote Thelsford Priory

Charlecote Charlecote Bridge& Wellesbourne

Chesterton and Kingston Moated site & Mediaevalsettlement remains atChurch End, 600m E ofEwefields Farm

Parish Name

Chesterton and Kingston Chesterton Windmill

Chesterton and Kingston Medieval settlementremains at ChestertonGreen

Chesterton and Kingston Roman rural settlementat Windmill Hill Farm

Chesterton and Kingston Roman villa & medievalsettlement remainsimmediately N ofEwefields Farm

Claverdon Barnmoor Wood camp

Compton Verney Compton Verney Bridge

Coughton/Alcester Dane`s Bank

Coughton Medieval Settlement atCoughton Court

Coughton Medieval settlement atMill Ford Farm

Ettington St Nicholas’ Church,Ettington Park

Ettington Thornton desertedmedieval village

Ettington Double ditched enclosureE of Thornton Farm

Fenny Compton Gredenton Hill camp

Fulbrook Duke of Bedford`sCastle 140mSE of CastleFarm

Fulbrook Two moated sites &fishponds & assoc. areaof ridge & furrow W &NW of Court FarmHouse

Gaydon Roman villa N of IrelandFarm (site of)

Great Wolford Moated site

Halford Halford Bridge

Halford Motte Castle 110m NWof St Mary's Church

Hampton Lucy Enclosure N of OldPasture Farm

Appendix 5

Scheduled Ancient Monuments


Parish Name

Hampton Lucy Site of building andenclosure 500yds(460m) E of HattonRock Farm

Hampton Lucy Settlement site E ofHatton Rock Farm

Henley-in-Arden Village Cross

Hodnell and Medieval settlementWills Pastures remains at HodnellManor

Honington Honington Bridge

Ilmington Rectangular earthworkon Nebsworth

Kineton King John's Castle

Kineton Medieval settlement atBrookhampton

Kinwarton Kinwarton dovecote

Kinwarton Standing Cross in StMary's churchyard

Little Compton and Portal dolmen 400m SEWest Oxon DC of Burnt Hill

Long Compton Iron Age enclosedsettlement and part of atrackway 150m northeast of the King Stone

Long Compton and The Rollright Stones;West Oxon DC King Stone; Kings Men

Stone Circle; Whispering Knights

Morton Bagot Moated site 80m SE ofChurch Farm

Preston Bagot Moated site 240m NWof Preston Hill Farm

Priors Hardwick Medieval settlement ofPriors Hardwick

Quinton Multivallate hillfort onMeon Hill

Ratley & Upton Motte and Bailey Castle130m NW of ManorFarm

Ratley & Upton Churchyard Cross,St Peter ad Vinculachurchyard

Ratley & Upton and Nadbury campWarmington

Salford Priors Enclosures 3/4 mile(800m) N of SalfordPriors

Southam The Holy Well

Spernall Site of Cookhill Priory &16th Century farmhouse

Parish Name

Stratford-upon-Avon Clopton Bridge

Stratford-upon-Avon Tiddington RomanSettlement

Stretton-on-Fosse Romano-British cemeteryand settlement site

Studley Studley Old Castle: amotte castle

Sutton-under-Brailes and Moated site 300m E ofStourton Stourton Methodist

Chapel

Tanworth (Ullenhall) Hob Ditch earthworks

Tanworth-in-Arden and Moated site & fishpondSolihull MBC at Salter Street Farm

Temple Grafton Settlement site W ofWelford Weir

Tidmington and Packhorse BridgeCotswold DC

Tysoe Standing crossimmediately S of theChurch of Assumption ofBlessed Virgin Mary,Middle Tysoe

Ullenhall (Tanworth) Hob Ditch earthworks

Upper and Lower Medieval Settlement N Shuckburgh and 170m S of St John

the Baptist Church

Upper and Lower Medieval Settlement to Shuckburgh S and E of Shuckburgh

Park

Wellesbourne Enclosures 600yds(550m) E of King`sMead, WellesbourneMountford

Whatcote Churchyard cross StPeter's churchyard

Whichford Moated site, 230m W ofSt Michaels Church

Whitchurch Medieval Settlement &Moated Site at Bruton

Wixford Churchyard cross in StMilburga’s churchyard

Wootton Wawen Ponds SW of WoottonBridge

Wootton Wawen Earthworks W of StPeter's Church

Wootton Wawen Aqueduct

Wormleighton Medieval settlement atWormleighton

Source: English Heritage


Appendix 6

Conservation Areas

Abbots Salford (Salford Priors)

Alcester

Alveston (Stratford & part Hampton Lucy)

Ardens Grafton (Temple Grafton & Exhall)

Arlescote (Warmington)

Arrow (part in Alcester)

Ashorne (Newbold Pacey)

Aston Cantlow

Avon Dassett

Barton (Bidford)

Barton-on-the-Heath

Bearley

Bidford-on-Avon

Binton

Brailes (Lower)

Broom (Bidford)

Charlecote & Hampton Lucy (part Wellesbourne)

Cherington & Stourton (as a result of thereview of Stourton conservation area,

Cherington & Stourton are now combined but haveseparate appraisal reports )

Claverdon (2 parts)

Clifford Chambers

Combrook & Compton Verney

Coughton (part Sambourne)

Darlingscott (Tredington)

Dorsington

Exhall

Farnborough

Fenny Compton

Great Alne

Great Wolford

Halford (part Tredington)

Harbury (2 parts)

Haselor & Walcote

Henley-in-Arden (part Beaudesert, part WoottonWawen)

Honington

Ilmington

Kineton

Ladbroke

Lighthorne

Little Compton

Little Kineton (Kineton)

Long Compton

Long Itchington

Lower Shuckburgh

Luddington

Moreton Morrell

Newbold Pacey

Oxhill (part Tysoe)

Pillerton Hersey

Preston-on-Stour

Priors Hardwick

Priors Marston

Radway

Ratley

Salford Priors

Sambourne

Shipston-on-Stour (part Barcheston)Shottery

Shotteswell

Snitterfield

Southam

Stratford-upon-Avon

Stretton-on-Fosse

Sutton-under-Brailes

Tanworth-in-Arden

Temple Grafton

Tredington (part Honington, part Halford)

Tysoe (Upper & Middle) (2 parts)

Warmington

Welford-on-Avon (part Temple Grafton)

Wellesbourne

Whichford

Wilmcote (2 parts - Aston Cantlow)

Winderton (Brailes)

Wootton Wawen

Wormleighton


GlossaryTO FOLLOW

Planning ServicesStratford-on-Avon District CouncilElizabeth House, Church StreetStratford-upon-AvonWarwickshire CV37 6HX

Telephone 01789 260337

e-mail [email protected]