Further information in support of our intended application

The village of Studley is a highly sustainable location, identified as a Main Rural Centre within the Stratford on Avon Core Strategy settlement hierarchy, and provides access to a wide range of shops, services and facilities to support future development.

Studley is also identified within the emerging Local Plan as a potential strategic growth option (SG22), which incorporates land to the west of Studley adjacent to this site.

Given that the Council are unable to demonstrate a five years supply of available housing land, the presumption in favour of sustainable development applies (Para.11(d)).

The site is within the Green Belt but is considered to qualify as ‘Grey Belt’ land, in line with the revised NPPF (Para.155), and is therefore an appropriate form of development in the Green Belt, for the following reasons:

• The proposed development would not fundamentally undermine the Green Belt purposes (when taken together) across the plan area;
• There is a demonstrable unmet housing need, with Stratford District Council currently only able to demonstrate a 2.74-year housing land supply;
• The site is located in a sustainable location, within walking distance of bus services, local schools and shops;
• The proposals are capable of complying with the Golden Rules for major development as outlined in Paragraphs 156–158 of the NPPF. The scheme would deliver:
  • 50% affordable housing;
  • Necessary local infrastructure improvements;
  • New and enhanced publicly accessible green space, with new residents able to access high-quality open space within a short walk of their home, in line with Paragraph 157(c).

In accordance with Paragraph 158, proposals which meet the Golden Rules should be afforded significant weight in favour of the grant of permission.

Development of this land will provide both market and affordable housing that is critically required for Studley and the wider Stratford on Avon District, helping to ease housing affordability and the vitality of the facilities and services provided within Studley.

The scheme has been designed with retention of landscape features at its heart. The scheme seeks to ensure retention and reinforcement of key landscaping features, particularly around the site boundaries. Street trees are proposed along the access and primary streets, including public open space to create a strong visual/landscape integration and character.

As part of the landscape strategy design, the proposal seeks to retain the higher quality trees as confirmed by a full arboricultural survey, with new tree planting being incorporated, resulting in a significant increase in the sites amenity value.

Preliminary assessments undertaken by the appointed heritage consultants indicate that the development would not impact upon any built heritage and/or local archaeology.

Preliminary ecological work has been undertaken to assess the baseline conditions of the site, which comprise areas of modified and other natural grassland in addition to equestrian and commercial infrastructure. Other highlighted habitats include a pond, orchard remnants, hedgerows and trees.

The development will seek to protect and enhance green infrastructure and biodiversity on site by incorporating and retain existing landscape and ecology features.

In addition, through new planting and ecological enhancement provide benefits to local ecology and achieving a net biodiversity gain.

The site is located within Flood Zone 1 and is an appropriate location for new development.

Soakaway testing has confirmed that infiltration is unlikely to be suitable, so the scheme would be designed with on-site attenuation (Pond/SUDs feature) with likely discharge into existing watercourse, or mains infrastructure in accordance with the EA drainage hierarchy.

The proposed SUDs design would help address potential surface water drainage issues, whilst creating an area of landscape, ecological and biodiversity interest on site.

The site will have a new access point further to the southeast along Node Hill.  The existing access would become redundant and reinstated with the access off Middletown Lane, retained for maintenance access only.

The new access is designed to Warwickshire County Council Highway specifications and provides adequate visibility splays, in accordance with actual speeds along the A448.

Car and cycle parking is to be provided in line with Warwickshire County Council’s guidance.

EV Charging points will be installed and new footpath connections created to encourage sustainable travel methods.

The development would ensure delivery of a high-quality, energy efficient scheme while minimising environmental impact and maximising the uses of renewable technologies.

The proposed development will focus on a sustainable approach to construction, resource efficient design and include sustainable materials.

Based on the initial IAQM screening the development can be classed as ‘medium’ in air quality terms. It is considered that that the impacts associated with the redevelopment would not be significant and therefore capable of complying with all relevant national and local air quality policies.

An assessment of the acoustic constraints and opportunities has identified that noise is not a significant constraint at the site and that the adoption of an acoustically considerate design approach can ensure compliance with national planning policy and the relevant British Standards.