Land at Bordon Hill FarmSite Overview

ContextThe site comprises land at Bordon Hill Farm, to the south of

Evesham Road, and encompasses an area of approximately

8.6ha. It consists of two agricultural fields that slope from the

north-west to south-eastern corner. Mature hedgerows form

the north, south and western boundaries; whilst no physical

feature defines the eastern boundary which bisects the

existing field.

Surrounding land uses include residential to the north, south

and east; Stratford-on-Avon racecourse to the east; and Bordon

Hill Nurseries, a large-scale garden centre, to the west. The

site is located within 1.6 miles of Stratford town centre, and

the site’s development would effectively extend the planned

Shottery (West Stratford) development area. Site Location Plan

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s t e e p l e v e l c h a n g e

g r a d u a l l e v e l c h a n g e

g r a d u a l l e v e l c h a n g e

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L o n g d i s t a n c e v i e w s

Evesham Road

Ludd

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Road

Key:

Site boundary

Shottery Brook

Existing built form

Existing built form within site

Primary road

Secondary Road

Access to existing dwellings

Existing hedgerow & trees

Constraints

Topographical profile lines

Area of site with steep level changes

Over head power lines

Private amenity of existing dwellings

Areas of poor visual screening

Opportunities

Proposed public open space provided by other Overlooking residential frontages with views onto green space

Potential access points

Areas of strong visual screening

Long distance views

Potential frontages overlooking green space

Potential location of underground attenuation feature

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Project:

Drawing:

Bordon Hill, Stratford-Upon-Avon

Constraints & Opportunities

Project Number:BELU3003

Status:Final

Date:November 2016

Scale:NTS

Revision:01

Client:Bellway

Drawing Number:2000

Copyright of Turley

This drawing is for illustrative purposes only and should not be used for any construction or estimation purposes. To be scaled for planning application purposes only.

No liability or responsibility is accepted arising from reliance upon the information contained within this drawing.

Plans reproduced by permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office. © Crown Copyright and database right [2016]. All rights reserved. Ordnance Survey Licence number [100020449]

PUBLIC OPEN SPACEprovided by others

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s t e e p l e v e l c h a n g e

g r a d u a l l e v e l c h a n g e

g r a d u a l l e v e l c h a n g e

L on g

d is t a

n ce

v i ew s

L o n g d i s t a n c e v i e w s

Evesham Road

Ludd

ington

Road

Key:

Site boundary

Shottery Brook

Existing built form

Existing built form within site

Primary road

Secondary Road

Access to existing dwellings

Existing hedgerow & trees

Constraints

Topographical profile lines

Area of site with steep level changes

Over head power lines

Private amenity of existing dwellings

Areas of poor visual screening

Opportunities

Proposed public open space provided by other Overlooking residential frontages with views onto green space

Potential access points

Areas of strong visual screening

Long distance views

Potential frontages overlooking green space

Potential location of underground attenuation feature

*

Project:

Drawing:

Bordon Hill, Stratford-Upon-Avon

Constraints & Opportunities

Project Number:BELU3003

Status:Final

Date:November 2016

Scale:NTS

Revision:01

Client:Bellway

Drawing Number:2000

Copyright of Turley

This drawing is for illustrative purposes only and should not be used for any construction or estimation purposes. To be scaled for planning application purposes only.

No liability or responsibility is accepted arising from reliance upon the information contained within this drawing.

Plans reproduced by permission of Ordnance Survey on behalf of The Controller of Her Majesty’s Stationery Office. © Crown Copyright and database right [2016]. All rights reserved. Ordnance Survey Licence number [100020449]

PUBLIC OPEN SPACEprovided by others

Opportunities and Constraints

Opportunities• Sustainably located on the edge of Stratford;

• Suitably located adjacent to existing residential development;

• New vehicular and pedestrian access into the site can be safely provided off Evesham Road;

• Located within close proximity to public transport connections;

• Opportunity to provide a mix of housing to meet local needs;

• A new area of public open green space can be created through the proposed development.

Constraints• Sloping topography;

• Overhead power cables run across the site;

• Existing dwellings located against the site’s

southern boundary.

Land at Bordon Hill FarmPlanning Policy Context

Local Planning PolicyStratford-on-Avon Core Strategy (2011-2031) was adopted in

July 2016 and constitutes the Development Plan for Stratford-

upon-Avon District. This documents sets out a development

strategy for the district up to 2031, and provides policies that

will help deliver the vision.

Stratford-upon-Avon is identified as the district’s principal

settlement, and a sub-regional centre, and is therefore

considered to be the main focus for new housing and business

development. Between 2011 and 2031 an additional 14,600

new homes need to be provided within Stratford-on-Avon

District to meet the identified need. Of the new housing to be

provided as part of developments of 11 units or more, 35% of

the dwellings are to be affordable housing.

National Planning PolicyThe National Planning Policy Framework (NPPF) was published

in March 2012 and forms the principal national planning

policy document. It sets out a presumption in favour of

sustainable development and outlines a number of Core

Planning Principles. Most notably it seeks for planning to deliver

the homes that the country needs and to focus significant

development in area which are sustainable.

National Planning Policy Framework

www.communities.gov.uk community, opportunity, prosperity

Stratford-on-Avon District

Core Strategy2011 to 2031

Land at Bordon Hill FarmWhat Is Being Proposed?

Indicative House Types

• Circa 95 dwellings• Public Open Space• Drainage Attenuation• Two new access points off Evesham Road• Sympathetic Landscaping

Land at Bordon Hill FarmHighways Proposals

Existing Transport ConnectionsThe site is well-located relative to the existing and proposed road networks. Evesham Road connect the site to Stratford and the A46, and is currently a wide single carriageway route and a 40mph speed limit is in force where it passes the site. The speed limit reduces to 30mph a short distance to the east, prior to the junction with Luddington Road.

The site can be reached on foot via Evesham Road, which has good standard footways on both sides. It lies within a 2km walking distance of Stratford town centre. Shottery St Andrews Primary School is located within approximately 1km. The site is therefore within recommended walking distances of a range of facilities.

The proposed site access is within approximately 400m of the nearest bus stop on Evesham Road, where services 18/X18 and 27 can be accessed. These combine to provide a 30-minute frequency service to and from the town centre.

EVESHAM RO

AD

BUS ROUTE 18BUS

ROUTE

27

LUDD

INGT

ON RO

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BUS STOP

APPLICATION SITE

ParkingOn-plot parking facilities for cars and bicycles within each dwelling would be provided in accordance with the County Council’s current parking standards.

Existing Bus Routes

Access ProposalsIt is currently proposed that vehicle access to the site will be via a new T-junction on Evesham Road along the site frontage. The scheme will be incorporated within the existing kerb-lines on Evesham Road, which is wide enough to provide a separate lane for traffic turning right into the site. The implications for highway capacity will be fully assessed within the Transport Assessment that supports the planning application.

The proposed internal roads would be designed in accordance with Warwickshire County Council’s current requirements and those of the Manual for Streets. The aim is to create a safe road layout that limits vehicle speeds and encourages people to walk and cycle, whilst also ensuring adequate access for refuse collection and other service vehicles.

Land at Bordon Hill FarmDrainage

Existing ConditionsAccording to the mapping produced by the Environment Agency the proposed development site falls entirely within Flood Zone 1. The classification of Flood Zone 1 deems the site to be at a low probability of flooding and therefore in accordance with government guidelines, is suitable for residential development. The Environment Agency also publish surface water flood maps and these show that the risk of surface water flooding through parts of the site is very low.

Proposed Strategy

Surface WaterIn order to ensure that the increased surface water flow rates are not transferred downstream a system of surface water flow attenuation and storage will be constructed to hold back the flow and release it at the pre-development flow rates. The system will consist of underground tanks; storage and flow restriction controls, which will store the water generated under rainfall events and release it slowly. This is a “tried and tested” method of ensuring that developments will not increase any downstream flood risk.

Foul WaterThere is an existing 300mm diameter combined water sewer in Luddington Road which flows in a southerly direction. Discussions regarding the available capacity in this sewer are currently ongoing with Severn Trent Water.

Environment Agency Flood Risk Map