site assessment proforma - harvingtonplan.uk · site assessment proforma . general information ....

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Site Assessment Proforma General information

Site Reference / name A

Site Address (or brief description of broad location)

Land to the South of Village Street, Harvington. (Opposite Golden Cross PH)

Current use Western half of site is agricultural farmland; Eastern half of site is overgrown /vacant / horse paddock / water storage tanks (agricultural irrigation)

Proposed use Housing

Gross area (Ha) Total area of the site in hectares

1.76 hectares

SHLAA site reference (if applicable)

46-09

Method of site identification (e.g. proposed by landowner etc.)

2016 call for sites

Context

Is the site: Greenfield: land (farmland, or open space, that has not previously been developed) Brownfield: Previously developed land which is or was occupied by a permanent structure,

Greenfield

Brownfield

Mixture

Unknown

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including the curtilage of the developed land and any associated infrastructure.

Site planning history Have there been any previous applications for development on this land? What was the outcome?

Application No: W/16/01485/OU (Land to the East of Evesham Road, Harvington) – Outline planning application for 155 dwellings (demolition of existing outbuildings). Application refused. Registered 10/06/2017. Application No: W/14/02434/OU (Land to East of Evesham Road, Harvington) – Outline application for 190 dwellings and demolition of existing outbuildings. Application refused. Registered. Appeal withdrawn. 05/11/2014. Application No: W/16/00322/OU (Land to East of Evesham Road, Harvington) – Outline application for 155 dwellings (demolition of existing outbuildings). Application refused. Appeal withdrawn. Registered 05/02/2016.

Suitability

Site Characteristics

Is the current access adequate for the proposed development? If not, is there potential for access to be provided?

There is an existing narrow road/walkway running through the site. There is a potential for upgrade of site entrance onto Village St.

Is the site accessible? Provide details of site’s connectivity

The site is currently accessible from Village Street and in close proximity to the B4088. The site is approximately 4km from the A44. The site is in close proximity to public transport bus route providing half hourly service to Stratford Upon Avon. The nearest train station is in Evasham.

Environmental Considerations

Questions Assessment guidelines

Observations and comments

Is the site within or adjacent to the following policy or environmental designations:

• Green Belt • Ancient Woodland • Area of Outstanding Natural Beauty

(AONB) • National Park • European nature site (Special Area of

Conservation or Special Protection Area) • SSSI Impact Risk Zone • Site of Importance for Nature

Conservation • Site of Geological Importance • Flood Zones 2 or 3

Site lies within Impact Risk Zone of one/two

SSSIs

The site lies within the far outer impact risk zone of Windmill Hill SSSI, which is considered distant enough for this to be only a minor constraint; Natural England should nevertheless be consulted with respect to any planning applications.

Ecological value? Could the site be home to protected species such as bats, great crested newts, badgers etc.?

Unknown

There could be potential for protected species; ecological survey would be required ahead of any planning

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application.

Landscape and Visual Impact Is the site low, medium or high sensitivity in terms of landscape and visual impact? Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area); High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation. Low landscape

sensitivity

Low visual impact

The Worcestershire County Council Landscape Character Assessment classifies the site as ‘village farmlands with orchards’.

While there are views out of the site, these views are not as prominent due to screening of hedgerows and trees.

Proposed development of the site will integrate into the natural urban envelope of the village, with the site entrance and northern edge of the site being within the settlement boundary and village confines.

Views into the site are from adjacent residential dwellings, views into the site are otherwise negligible due to hedgerow screening.

Site is in the Environmental Character Area (ECA) of Lenches Ridge. The strategic Green Infrastructure approach for the Lenches Ridge ECA is to protect and enhance the hedgerow field boundaries and tree cover pattern, while respecting the characteristic local enclosure pattern. Development of the site would have to accord with Local Plan Policy SWDP 5: Green Infrastructure, where Housing development proposals (including mixed-use schemes) are required to contribute towards the provision, maintenance, improvement and connectivity of Green Infrastructure.

Agricultural Land Land classified as the best and most versatile agricultural land (Grades 1,2 or 3a) None

Development of the site will lead to loss of agricultural land. However, the land is not designated within the agricultural land classification.

Heritage considerations

Question Assessment Comments

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guidelines

Is the site within or adjacent to one or more of the following heritage designations or assets?

• Conservation area • Scheduled monument • Registered Park and Garden • Registered Battlefield • Listed building • Known archaeology • Locally listed building

Limited or no impact or no requirement for

mitigation

The site is located near the Harvington conservation area. The development will have limited to no impact upon the character of the conservation area as the site is located a sufficient distance away.

Community facilities and services

Is the site, in general terms, close/accessible to local amenities such as (but not limited to):

• Town centre/local centre/shop • Employment location • Public transport • School(s) • Open space/recreation/ leisure

facilities • Health facilities • Cycle route(s)

Where a site is poorly located if > 800m, moderately located if 400m to 800m, and favourably located if < 400m from services.

Favourably Located


The site is located in an accessible location to local village amenities and services.

The area provides bus services to Stratford Upon Avon from the nearest bus stop on village road, 100m away from the site.

There is a primary school in the village, recreational and open space, and health facilities nearby.

Harvington also provides bus services into the town of Evesham, providing locals with town centre shopping and services within a 30 minute journey. The nearest health centre is located in Evesham. From Evesham, Worcester is accessible by rail, providing city centre services and attractions.

Other key considerations

Are there any Tree Preservation Orders on the site?

None

Would development lead to the loss of habitats with the potential to support protected species, for example mature trees, woodland, hedgerows and waterbodies?

Low/ Unknown

There are no designated nature assets, wildlife sites, dedicated woodlands, or tree protection orders that would constrain development on the site. A detailed ecological assessment however should be carried out before the submission of any planning application.

Public Right of Way Yes There is a public access route through the site.

Existing social or community value (provide details) No The site has a public right of way that could be used as a

recreational amenity by villagers.

Is the site likely to be affected by any of the following?

Yes No Comments

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Ground Contamination

Unknown. An assessment would need to be

undertaken; however it is unlikely that there is significant ground contamination given that the land is greenfield.

Significant infrastructure crossing the site i.e. power lines/ pipe lines, or in close proximity to hazardous installations

Telegraph poles cross the site.

Characteristics

Characteristics which may affect development on the site:

Comments

Topography: Flat/ gentle slope/ steep gradient

Flat, with the western half of the site sloping gently from east to west

Coalescence Development would result in neighbouring settlements merging into one another.

No

Scale and nature of development would be large enough to significantly change size and character of settlement

No. Development of site will integrate into centre of village and has potential to infill the natural settlement

boundary.

Any other comments? While access to Site A is within the Harvington Settlement Boundary, the remainder of the site is outside the settlement boundary and so proposed development would conflict with Policy SWDP 2 with regard to permitting residential development in open countryside.

3.0. Availability Assessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.

Availability

Yes No Comments

Is the site available for sale or development (if known)? Please provide supporting evidence.

Are there any known legal or ownership problems such as unresolved multiple ownerships, ransom strips, covenants, tenancies, or operational requirements of landowners?

Unknown.

Is there a known time frame for availability? 0-5 /6-10 / 11-15 years.

Unknown.

4.0. Summary Assessing the suitability of the site will give an indication of whether the site has any constraints to development. It should consider aspects such as infrastructure, planning policy, local services, heritage and other considerations.

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Conclusions

Please tick a box

The site is appropriate for allocation

This site has minor constraints

The site has significant constraints

The site is not appropriate for allocation

Potential housing development capacity at 30 dph in accordance with Policy SWDP 13: 53

Key evidence (3-4 bullet points) for decision to accept or discount site.

• Site is located in favourable and central location to village amenities and bus stop;

• Site is outside the settlement boundary, whereby the principal of development is not permitted in accordance with Policy SWDP 2. A settlement boundary review would have to be undertaken to allocate Site A within the Neighbourhood Plan.

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Site Reference / name B


Land South of Crest Hill

Current use Agricultural



2.13


46-23, and Refs. 46-02 + 46-11 make up Site B


2016 call for sites

Context

Is the site: Greenfield: land (farmland, or open space, that has not previously been developed) Brownfield: Previously developed land which is or was occupied by a permanent structure, including the curtilage of the developed land and any associated infrastructure.

Greenfield

Brownfield

Mixture

Unknown


Application No: W/15/02114/OU (Land to the South of Crest Hill) Outline planning application for 67 dwellings. Application refused. Registered 17/08/2015

Application No: W/14/01788/OU (Land to South of Crest Hill) – Outline application for 85 dwellings. Application withdrawn. Registered 24/09/2014

Suitability



Current access from site to Crest Hill is not adequate for proposed development, as access has potential to cause issues with road safety, the access being on the crest of a hill and on bus route. Potential site access would have to be through the site allocated for development to the east of Site B.


Site is directly accessible from Crest Hill. Site is approximately 4km from the A46. Site is 200m from nearest bus stop, and half hourly bus route to Four Pools and Stratford-upon-Avon.

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SSSIs


Eastern edge of site is within Flood Zone 3.

Ecological value? Could the site be home to protected species such as bats, great crested newts, badgers etc.? Unknown

There could be potential for protected species; ecological survey would be required ahead of any planning application.

Landscape and Visual Impact Is the site low, medium or high sensitivity in terms of landscape and visual impact? Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area); High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation.

High landscape sensitivity

High visual impact


Development on the site may affect the area’s existing village and rural character. Views of the rural character and conservation area landmarks from the Evesham Road and approach to the village gateway at Crest Hill, and from the southern banks of River Avon and Hill to Cleeve Prior have potential to be impacted by proposed development. Site is at prominent gateway to village with views of the conservation area and church. An appeal for development proposals for Site B and field to north was rejected by inspector due to impact of housing on views towards the church (local landmark in the CA) from the Evesham Road eastwards. It was found that development would change the character of setting of the village, especially as this is one of three gateways into Harvington.

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Likewise there are views out of the village through Site B of the River Avon corridor and Cotswolds escarpment.





Question Assessment guidelines

Comments


• Conservation area • Scheduled monument • Registered Park and Garden • Registered Battlefield • Listed buildings • Known archaeology • Locally listed building

Adjacent/nearby

The site is located adjacent to the Harvington conservation area, whereby development would have to consider the sensitivities of the built heritage setting of the area in line with Local Plan Policy. An increase of traffic coming from Site B would have potential impacts on CA and Grade II listed buildings.


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Where a site is poorly located if > 800m, moderately located if 400m to 800m, and favourably located if < 400m from services. Moderately

Located



The area provides bus services to surrounding towns and cities from the nearest bus stop on Station Road, 120m away from the site.


There is no significant recreational and open space in the village, and no major shopping facilities or local centre providing community facilities.




None


Low / Unknown


Public Right of Way No

Existing social or community value (provide details) No


Yes No Comments





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Characteristics


Comments


Site slopes from west to east


No


No

Any other comments? The site is outside the settlement boundary and so proposed development would conflict with Policy SWDP 2 with regard to permitting residential development in open countryside.


Availability

Yes No Comments



Unknown.


Unknown.


Conclusions

Please tick a box





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Potential housing development capacity - 30 dph in accordance with Policy SWDP 13: 64


• Site is moderately located on eastern edge of the village, however within walking distance of village amenities;

• Views of the site from surrounds would impact on character of village, it’s rural setting and views of landmarks within Conservation Area;

• The site is adjacent to the Harvington Conservation area. Proposed development would have to consider sensitive design to mitigate impacts on built heritage in accordance with Local Plan policy;

• Eastern edge of site is within Flood Zone 3, whereby the developable area of the site would potentially have to be reduced and flood risk assessment undertaken for proposed development;


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Site Reference / name C


Land to the North of Crest Hill, Harvington




0.70


46-03


2016 call for sites

Context


Greenfield

Brownfield

Mixture

Unknown


None apparent

Suitability



No. It is not apparent where access to the site is or potential access to the site could be.


Site is on edge of village. Site is approximately 3.5km from the A46. Site is 450m from nearest bus stop.




Is the site within or adjacent to the following

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policy or environmental designations:






SSSIs





Medium landscape sensitivity

Medium visual impact


Development of the farmland at the site can be classified as medium sensitivity as development would have a moderate impact on the existing land and views from neighbouring housing across the site.

Development on the site may affect the area’s existing rural character.


Developing on the site will lead to loss of agricultural land. However, the land is not designated within the agricultural land classification.



Comments


• Conservation area


mitigation

The site is located near the Harvington conservation area.

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• Scheduled monument • Registered Park and Garden • Registered Battlefield • Listed building • Known archaeology • Locally listed building






Moderately Located


The site is located on the eastern edge of the village, but in a moderately accessible location to local village amenities and services.

The area provides bus services to surrounding towns and cities from the nearest bus stop on Station Road, 450m away from the site.


Harvington also provides bus services to the town of Evesham, providing locals with town centre shopping and services within a 30 minute journey. The nearest health centre is located in Evesham. From Evesham, Worcester is accessible by rail, providing city centre services and attractions.



None


Low / Unknown


Public Right of Way Yes There is a public right of way along the northern boundary of the site.




Yes No Comments




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Unknown.

Characteristics


Comments


Site slopes steeply downward from west to east.


No


No



Availability

Yes No Comments



Unknown


Unknown


Conclusions

Please tick a box


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• Site is located on eastern edge of the village, however within walking distance of village amenities;

• Site is located on a sloping gradient downward from west to east;


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Site Reference / name D


Land between Crest Hill and Station Road, Harvington

Current use Overgrown former pear orchard



1.46


46-03


Unknown – did not come forward in the call for sites.

Context


Greenfield

Brownfield

Mixture

Unknown

2


None

Suitability



Access to the site is not adequate. Access is through a single carriageway laneway off Station Road. This laneway services two other sites currently under construction and a private residence.


Site is approximately 4km from the A46. Site is in close proximity to a bus stop.










SSSIs

The site is classified within The site lies within the far outer impact risk zone of Windmill Hill SSSI, which is considered distant enough for this to be only a minor constraint; Natural England should nevertheless be consulted with respect to any planning applications.



Landscape and Visual Impact Is the site low, medium or high sensitivity in terms of landscape and visual impact? Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations




Site is on higher ground than Crest Hill road and so proposed development has potential to be seen from the village. Views of the site from north of the village are screened by trees, however

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and/or impacts on the character of the location. (e.g. in built up area); High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation.

site is adjacent to common area used by community as a walking amenity.

Development on the site may affect the area’s existing rural character.






Comments




mitigation

The site is located near the Harvington conservation area.



• Town centre/local centre/shop

Moderately Located


The site is located in an accessible location to local village amenities and

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• Employment location • Public transport • School(s) • Open space/recreation/ leisure



services.

The area provides bus services to surrounding towns and cities from the nearest bus stop on Station Road, 190 away from the site.





None


Low / Unknown

There are no designated nature assets, wildlife sites, dedicated woodlands, or tree protection orders that would constrain development on the site, however is overgrown with trees and vegetation and so a detailed ecological assessment should be carried out before the submission of any planning application.

Public Right of Way No



Yes No Comments





Powerlines cross the site.

Characteristics


Comments


Flat plateau

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No


No



Availability

Yes No Comments


Unknown


Unknown


Unknown


Conclusions

Please tick a box







• Site is favourably located on northern edge of the village, and within walking distance of village amenities;

• Site is outside the settlement boundary, whereby the principal of development is not permitted in accordance with Policy SWDP 2. A settlement boundary review would

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have to be undertaken to allocate Site A within the Neighbourhood Plan;

• The site is close to the Harvington Conservation area and would have to consider sensitive design proposals in accordance with Local Plan policy;

• Site is heavily vegetated and would require an ecological assessment;

• The 2015 South Worcestershire SHLAA indicates the site is available

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Site Reference / name J


Land to the East of Evesham Road, Harvington




3.62


46-09a


NP Steering Group

Context


Greenfield

Brownfield

Mixture

Unknown

2



Suitability



There is an access point to the site from Evesham Road, which would require further consultation with the highways authority. There is also potential for access through Site A, should Site A come forward for development.


The site is accessible from Evesham Road (B4088) through the existing farm entrance. There is also potential to create an new access point closer to the village on Evesham Rd. The site is 3.5km from the A44.










SSSIs




Landscape and Visual Impact

High landscape sensitivity

The Worcestershire County Council Landscape Character

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Is the site low, medium or high sensitivity in terms of landscape and visual impact? Low sensitivity: site not visible or less visible from surrounding locations, existing landscape or townscape character is poor quality, existing features could be retained Medium sensitivity: development of the site would lead to a moderate impact on landscape or townscape character due to visibility from surrounding locations and/or impacts on the character of the location. (e.g. in built up area); High sensitivity: Development would be within an area of high quality landscape or townscape character, and/or would significantly detract from local character. Development would lead to the loss of important features of local distinctiveness- without the possibility of mitigation.

High visual impact

Assessment classifies the site as ‘village farmlands with orchards’.

Development of site would have an impact on views from Evesham Road into and across the site towards the church spire of the CA, and views further south and southeast towards the Cotswolds escarpment. From within the site there are panoramic views out of the site to the west, south-west and south towards the Malvern Hills and Cotswolds.



Development of the site will lead to loss of agricultural land. However, the land is not designated as best and most versatile agricultural land.



Comments


• Conservation area • Scheduled monument • Registered Park and Garden • Registered Battlefield

Limited impact or no requirement for

mitigation

The site is located near the Harvington conservation area, and would impact on views of the CA from Evesham Road.

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• Listed building • Known archaeology • Locally listed building






Moderately Located


The site is located in a less accessible location to local village amenities and services.

The area provides bus services to Stratford Upon Avon from the nearest bus stop on Village Road. The bus stop is located over 300m away from the site through a public right of way.


Harvington also provides bus services to the town of Evesham, providing locals with town centre shopping and services within a 30 minute journey. The nearest health centre is located in Evesham. From Evesham, Worcester is accessible by rail, providing city centre services and attractions.



None


Low/ Unknown

There are no designated natural assets, wildlife sites, dedicated woodlands, or tree protection orders that would constrain development on the site. A detailed ecological assessment should be carried out before the submission of any planning application.

Public Right of Way None



Yes No Comments





Powerlines run along the southern boundary of the site.

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Characteristics


Comments


Gentle undulation


No


Yes



Availability

Yes No Comments



Unknown


Unknown


Conclusions

Please tick a box





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• The site is not appropriate for development for growth of the village as the site would change the character of the village considerably at a scenic gateway to the village, expecially when there are other sites on urban edge that can integrate more readily with the size and character of settlement;

• Site would have impacts on views in, out and across the site of the natural assets of the Malvern Hills and Cotswold enscarpment, views that are synonymous with the area;


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Site Reference / name K


Land to the East of Evesham Road, Harvington




2.47


46-09a


Unknown

Context


Greenfield

Brownfield

Mixture

Unknown

2



Suitability



Access can be provided in the southeast corner of the site from Hughes Close, however this would result in a considerable amount of traffic congestion coming through the residential area of Hughes Close. As the site is otherwise isolated from the village, access could be provided through Site A and/or Site J if they came forward for prior development.


The site is within 300m of the nearest bus stop, with bus routes providing services to Stratford Upon Avon. The site is approximately 4km from the A44.










SSSIs




3





Development of the site would have a moderate impact on views from neighbouring housing and public right of way amenity users of surrounding hills west of the site.



Developing on the site will lead to loss of agricultural land. However, the land is not designated as best and most versatile agricultural land.



Comments



Limited impact or no requirement for

mitigation

The site is located near the Harvington conservation area, and adjacent to a street that has potential to be included as an extension of the conservation area.

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Moderately Located



The area provides bus services to Stratford Upon Avon from the nearest bus stop on village road, 300m away from the site.





None


Low / Unknown

There are no designated nature assets, wildlife sites, dedicated woodlands, or tree protection orders that would constrain development on the site. A detailed ecological assessment should be carried out before the submission of any planning application.

Public Right of Way Yes There is a public access route along most of the boundary of the site.




Yes No Comments


Unknown. An assessment would need to be undertaken; however it is unlikely that there is significant ground contamination given that the land is greenfield.


Powerlines run across the site.

Characteristics

5


Comments


Flat


No


No



Availability

Yes No Comments


Unknown


Unknown


Unknown


Conclusions

Please tick a box





Potential housing development capacity - 30 74

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dph in accordance with Policy SWDP 13:


• Access issues exist due to potential likelihood of small residential roads been impacted by increased traffic congestion; Otherwise Site K is isolated from access to village Street, and would need Site A and/or Site J to come forward to provide access.

• Site is outside the settlement boundary, whereby the principal of development is not permitted in accordance with Policy SWDP 2. A settlement boundary review would have to be undertaken to allocate Site A within the Neighbourhood Plan..

site assessment proforma - harvingtonplan.uk · site assessment proforma . general information ....

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