strategic housing land availability assessment proforma€¦ · to exclude the site is its entirety...

Strategic Housing Land Availability Assessment Proforma

Parish Appleby As Ref Ap1

X Related/Previous Site References

PKA H36 Grid Reference Y

Site Description West of Measham Road, Appleby Magna. Greenfield site adjacent to urban area.

Site size 4.52 Ha

Current Use Agriculture Adjacent Uses Resi / agriculture Land Type Greenfield Site Location Appleby Magna Character of surroundings

Edge of village. Mainly rural.

Accessibility Distance to Bus Stop from centre of site 2970 Distance to Bus Stop from

site access 2910

Distance to Primary School from centre of site 1140 Distance to Primary School

from site access 1160

Distance to Local Centre from centre of site 2540 Distance to Local Centre


Distance to Post Office from centre of site 430 Distance to Post Office


Distance to Health Centre from centre of site 2400 Distance to Health Centre


Distance to Secondary School from centre of site 9120 Distance to Secondary

School from site access 9000

Distance to open space from centre of site 640 Distance to open space


Additional Accessibility information

Constraints Identified Red constraint Agricultural Land Grade 2 Mitigatable Comments Contaminated Land No known issues Environmental Eastern extent falls within Highways Consultancy Zone

70m from Conservation Area Agricultural Land Grade 2 The site drains into the River Mease SAC

Topographical 20m from Aquifer Water Boundary -- “consult South Staffordshire Waterworks Company on unsewered development and landfill / excavation”

Planning Policy Agricultural Land classification Accessibility No known issues Ownership No known issues Can the constraints be mitigated

Yes. Regarding the River Mease SAC a number of solutions are being examined and active discussions are taking place between the LPA, NE, EA and STW. Whilst a ‘solution’ has not yet been found there are realistic prospects of a solution given the active involvement of the statutory bodies.

Possible mitigation measures

Availability/ Achievability Market Interest Non site specific although the rural areas of the District are in a strong

housing market. Timeframe for development 2nd 5 years

Estimated number of dwellings 135 Estimated Density 30 Dwellings per hectare Estimated Build Rate 40 dwellings per annum Excluded from consideration To exclude the site is its entirety would be to give a zero allocation to

Appleby Magna as all land around the village is Grade 2 Agricultural Land.

Comment Overall assessment Include Additional information





Site Description Measham Road, Appleby Magna. Greenfield site adjacent to existing urban area.

Site size 0.41 Ha

Current Use Agriculture / Scrubland Adjacent Uses Resi Land Type Greenfield Site Location Appleby Magna Character of surroundings



site access 3040














Constraints Identified Red constraint Agricultural Land Grade 2 Mitigatable Comments Contaminated Land No known issues Environmental Agricultural Land Grade 2

Western extent of site falls within Highways Consultancy Zone Abuts Conservation Area 300m from Archaeology Site / Ancient Monument Site drains into the River Mease SAC

Topographical 50 west of FZ 2 & 3 Planning Policy Previous rejection S78 appeal. Accessibility No known issues Ownership No known issues Can the constraints be mitigated



Better quality submission would help taking into account character and appearance of this part of the village given the S78 appeal.

Availability/ Achievability Market Interest Non site specific although the rural areas of the District are in a strong

housing market.

Timeframe for development 2nd 5 years Estimated number of dwellings 12 Estimated Density 30 dwellings per hectare Estimated Build Rate One year Excluded from consideration Comment Agricultural land is an issue but this site is within limits to development

and main constraints relate to difficulty of accommodating development that does not erode the character and appearance of the village. The appeal dismissal is not a reason to exclude the site from the SHLAA.

Overall assessment Include Additional information





Site Description West of Church Street, Appleby Magna. Greenfield site adjacent to existing built up area.

Site size 4.20 Ha

Current Use Agriculture Adjacent Uses Agriculture (W) / Resi Land Type Greenfield Site Location Appleby Magna Character of surroundings



site access 3280














Constraints Identified Red constraint Agricultural Land Grade 2 Mitigatable Comments Contaminated Land No known issues Environmental Eastern extent within Highways Consultancy Zone

Agricultural Land Grade 2 Southeastern extent within Conservation Area Within 100m of Archaeological Site The site drains into the River Mease SAC

Topographical Western extent (c10%) within Aquifer Water Boundary -- “consult South Staffordshire Waterworks Company on unsewered development and landfill / excavation”

Planning Policy Agricultural land quality Accessibility No known issues Ownership No known issues Can the constraints be mitigated



Availability/ Achievability Market Interest Non site specific

Timeframe for development 2nd 5 years Estimated number of dwellings 126 Estimated Density 30 Dwellings per hectare Estimated Build Rate 40 dwellings per annum Excluded from consideration To exclude the site is its entirety would be to give a zero allocation to

Appleby Magna as all land around the village is Grade 2 Agricultural Land.

Comment Include Overall assessment Additional information




Grid Reference Y

Site Description Land off Top Street Appleby Magna. Agricultural field that rises to the north east. Open grassed field with boundary treatment consisting of trees and hedges as well as low fencing in parts. Overhead electricity cables run across the south west corner of the site. Access to houses to the rear of the site is adjacent to the south west corner. Outside Limits to Development.

Site size 0.6Ha

Current Use Agriculture Adjacent Uses Residential and Agriculture

Land Type Greenfield Site Location Off Top Street, Appleby Magna Character of surroundings

Residential to the north and west and agricultural uses to the south and east.

Accessibility Distance to Bus Stop from centre of site

2467 Distance to Bus Stop from site access

2528

Distance to Primary School from centre of site

455 Distance to Primary School from site access

344

Distance to Local Centre from centre of site

3115 Distance to Local Centre from site access

3208

Distance to Post Office from centre of site

402 Distance to Post Office from site access

453

Distance to Health Centre from centre of site

108 Distance to Health Centre from site access

162

Distance to Secondary School from centre of site

8733 Distance to Secondary School from site access

8849

Distance to open space from centre of site

195 Distance to open space from site access

169


Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental Grade 2 Agricultural Land

Within National Forest River Mease SAC

Topographical No known issues Planning Policy Allocated as Countryside

Whole site covered by Local Plan Policy E1 – Sensitive Areas Accessibility No known issues Ownership No known issues

Can the constraints be mitigated



Availability/ Achievability Market Interest Non site specific Timeframe for development 1st five years Estimated number of dwellings 15 Estimated Density 25 dwellings per hectare Estimated Build Rate Excluded from consideration Comment Overall assessment Include Additional information


Parish Measham As Ref M1


PKA H41 M2 in UCS

Grid Reference Y

Site Description

Former Youth Club and land west of High Street, Measham. Site forms part of the Canal basin proposed to be restored.

Site size

Current Use Youth Club / Countryside / Canal basin Adjacent Uses Resi / Leisure centre / countryside

Land Type Mixed Site Location Measham Character of surroundings Mixed but strong urban character.


site access 60




from site access 30


from site access 90


from site access 80





Additional Accessibility information Site access taken to be from High Street despite topographical issues

Constraints Identified Red constraint None Mitigatable Comments Contaminated Land No known issues

Environmental

Eastern extent of site (c15% of site) within Conservation Area Eastern extent of site within Highways Consultancy Zone Site within National Forest Agricultural Land Grade 3 River Mease SAC

Topographical No known issues Planning Policy No known issues Accessibility No known issues Ownership No known issues


Regarding the River Mease SAC a number of solutions are being examined and active discussions are taking place between the LPA, NE, EA and STW.


Availability/ Achievability Market Interest Strong Market interest for the villages in North West Leicestershire

including Measham Timeframe for development 1st 5 years Estimated number of dwellings 18

Estimated Density Bakers estimated a density of 53 DPH. This is now considered to be too high given there is no market for high density apartments in particular. 40 DPH is more appropriate

Estimated Build Rate 1- 2 years Excluded from consideration Comment Include Overall assessment Additional information



X Related/Previous Site References M3 in UCS Grid

Reference Y

Site Description

Chapel Street, Measham. Backland site with public footpath adjacent. Significant slope from east to west. Poor access

Site size 0.77 Ha

Current Use Scrubland Adjacent Uses Resi / Countryside Land Type Greenfield Site Location Measham Character of surroundings Residential


site access 130




from site access 80










Constraints Identified Red constraint None Mitigatable Comments Contaminated Land No known issues

Environmental

Southeastern extent of site (c5%) falls within Conservation Area Site within National Forest Agricultural Land Grade 3 River Mease SAC

Topographical Significant slope on the site. Planning Policy No known issues Accessibility Difficult but not impossible access. Ownership No known issues Can the constraints be mitigated Yes



Availability/ Achievability

Market Interest Strong Market interest for the villages in North West Leicestershire including Measham

Timeframe for development 2nd 5 years due to access constraints

Estimated number of dwellings 31 Estimated Density Bakers estimated a density of 40 DPH which is considered reasonable. Estimated Build Rate 1- 2 years Excluded from consideration Comment Include Overall assessment Additional information




UCS – M6 PKA H69

Grid Reference Y

Site Description New Street, Measham. Adjacent to A42 with appeal dismissed on noise gounds.

Site size 1.30 Ha

Current Use Agriculture Adjacent Uses Resi / agri / highways Land Type Greenfield Site Location Measham Character of surroundings

Urban edge.


site access 180














Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental South and west extents fall within Highways Consultancy Zone

Within National Forest Agricultural Land Grade 3 River Mease SAC

Topographical No known issues Planning Policy No known issues Accessibility No known issues Ownership No known issues Can the constraints be mitigated

Noise can be mitigated as the Inspector at appeal did not consider the site unacceptable in principle. Regarding the River Mease SAC a number of solutions are being examined and active discussions are taking place between the LPA, NE, EA and STW.


Availability/ Achievability Market Interest Recent planning application refused on noise grounds. Site M6 in 2007

Housing Land Availability Assessment. Timeframe for development 1st five years. No reason to believe the constraints on site cannot be

addressed. The site is in a very sustainable location accessible to

services and facilities within the centre of Measham and is within existing limits to development.

Estimated number of dwellings 19 Estimated Density 34 dwellings to the hectare Estimated Build Rate 2 to 3 years Excluded from consideration Comment Reduced number of dwellings given necessary noise mitigation

measures Overall assessment Suitable for 19 - include Additional information




UCS – M8 PKA H70

Grid Reference Y

Site Description Pot Kiln Farm, Measham. Relatively flat scrubland off New Street.

Site size 1.20 Ha

Current Use Agriculture Adjacent Uses Garage/ resi/ agriculture

Land Type Greenfield Site Location Measham Character of surroundings

Urban edge.


site access 90














Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental Southwestern extent falls within Highways Consultancy Zone





Availability/ Achievability Market Interest Site identified in part in Bakers UCS. Strong Market interest for the

villages in North West Leicestershire including Measham Timeframe for development The constraints on site are likely to be addressed given ongoing work

into the issue of the SAC. Highly sustainable location. 1st five years. Estimated number of dwellings 36 Estimated Density 30

Estimated Build Rate Built out within 5 years. Excluded from consideration Comment Part of site identified in 2007 Housing Land Availability Assessment Overall assessment Include Additional information Site is subject to a planning application for 24 bed low secure specialist

care facility (ref: 09/00671/FULM)





Site Description Land at Ashby Road, Measham Site size 0.40 Ha Current Use Agriculture Adjacent Uses Agri / resi / highway(s) Land Type Greenfield Site Location Measham Character of surroundings


site access 130












from site access 20


Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental Eastern extent falls within Highways Consultancy Zone

Within National Forest Agricultural Land Grade 3

Topographical No known issues Planning Policy Allocated as countryside in the Local Plan Accessibility No known issues Ownership No known issues Can the constraints be mitigated


Availability/ Achievability Market Interest Non site specific Timeframe for development 2nd 5 years Estimated number of dwellings 12 Estimated Density 30 dwellings per hectare Estimated Build Rate Excluded from consideration Comment Site is somewhat segregated from Measham. If the adjacent industrial

premises was to expand it would make residential development on the

relatively small site less likely due to noise, dust, fumes etc. Overall assessment Include Additional information


Parish Measham As Ref M6 [part] – completely within whole M6 area



Site Description Land adjacent Atherstone Road, Measham. Existing brickworks on southern edge of the village

Site size 34.77Ha

Current Use Residential Adjacent Uses Res / Highway Land Type Brownfield Site Location Measham Character of surroundings

Residential on the urban edge.


site access 1750














Constraints Identified Red constraint Mitigatable Comments Contaminated Land As with all industrial uses there are potential contaminated land issues. Non that

cannot be resovled. Environmental Southwestern extent lies within Highways Consultancy Zone

Within National Forest Agricultural Land Grade 3 10m and 100m from historic landfill sites 60m from tip River Mease SAC

Topographical No known issues Planning Policy Site entirely within UCS site M702 Accessibility No known issues Ownership No known issues Can the constraints be mitigated



Availability/ Achievability Market Interest Strong Market interest for the villages in North West Leicestershire

including Measham. Timeframe for development 2nd and 3rd 5 years

Estimated number of dwellings 39 DPH Estimated Density Bakers suggested 39 DPH which is reasonable. Estimated Build Rate Bakers suggested build out within 5 years. It will probably take a bit

longer than this given site assembly issues and no evidence of how many housbuilders would be building. 50 dwellings PA.

Excluded from consideration Comment Site included as part of M702 2007 Housing Land Availability

Assessment Overall assessment Include Additional information




AKA C17 Grid Reference Y

Site Description Oaktree House, Measham. Site to the south of the village immediately adjacent to the brick works.

Site size 0.4Ha

Current Use Residential Adjacent Uses Agri / Industrial Land Type PDL Site Location Measham Character of surroundings

Brick works and housing to the north.

Accessibility Distance to Bus Stop from centre of site

750 Distance to Bus Stop from site access

755

Distance to Primary School from centre of site

935 Distance to Primary School from site access

950

Distance to Local Centre from centre of site

940 Distance to Local Centre from site access

955

Distance to Post Office from centre of site

1075 Distance to Post Office from site access

1105

Distance to Health Centre from centre of site

875 Distance to Health Centre from site access

885

Distance to Secondary School from centre of site

6580 Distance to Secondary School from site access

6595

Distance to open space from centre of site

585 Distance to open space from site access

575


Constraints Identified Red constraint No known issues Mitigatable Comments Contaminated Land No known issues Environmental Within the National Forest Topographical No known issues Planning Policy Allocated as Countryside

Adjoins allocation M2 – potential redevelopment of site used for brick and pipe manufacturing Western boundary falls with the Highways Consultation Zone Grade 3 Agricultural Land River Mease SAC

Accessibility No known issues Ownership No known issues – site promoted by landowner Can the constraints be mitigated




Market Interest Strong Market interest for the villages in North West Leicestershire including Measham

Timeframe for development As brickworks. Site would not be suitable for inclusion on its own and is only suitable with the brickworks.

Estimated number of dwellings 11 Estimated Density 30 DPH Estimated Build Rate With brickworks but site on its won would be built out within a year. Excluded from consideration Comment Overall assessment Include Additional information





Site Description Land rear of Bosworth Road, Measham. Existing Nursey adjoined by housing and open countryside.

Site size 2.55 Ha

Current Use Nursery Adjacent Uses Resi / recreation Land Type Greenfield Site Location Measham Character of surroundings

Urban edge. Significant residential element.


site access 470












from site access 50


Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental Proposed access road falls within Highways Consultancy Zone





Availability/ Achievability Market Interest Yes - Wilsons Timeframe for development 1st five years Estimated number of dwellings 76 Estimated Density 30 dwellings per hectare

Estimated Build Rate 40 per annum Excluded from consideration Comment Overall assessment Site is suitable to include Additional information





Site Description Youth Club / Sports Ground / A42, Measham. Large area of land enclosed by housing on three sites and the A42 to the north west.

Site size 20.26 Ha

Current Use Agriculture / Adjacent Uses Resi / Highways Land Type Mixed Site Location Character of surroundings

Enclosed site with strong urban influences.


site access 890














Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues Environmental Eastern extent within Conservation Area

Ashby Canal runs through centre, registering as “Historic Landfill” 2 Proposed Wildlife Sites (contiguous) fall within site boundary Abuts area of POS Agricultural Land Grade 3 River Mease SAC

Topographical No known issues Planning Policy No known issues (Safeguarded area for the Canal taken into account with yield) Accessibility Access required onto Burton Road over County Council land. Discussions ongoing

and this unlikely to prevent development Ownership No known issues other than County Council land Can the constraints be mitigated

Yes. Regarding the River Mease SAC a number of solutions are being examined and active discussions are taking place between the LPA, NE, EA and STW.


Discussions ongoing regarding access.

Availability/ Achievability Market Interest Yes

Timeframe for development 2nd and 3rd 5 years. Estimated number of dwellings 350-400 Estimated Density Estimated Build Rate 40 dwellings per annum minimum. Excluded from consideration Comment Overall assessment Include – access and River Mease issues are unlikely to prevent

development Additional information



X Related/Previous Site References Grid

Reference Y

Site Description

Leicester Road / Grassy Lane, Measham. Ribbon of housing on the noerth eastern edge of the village abuts the site to the south.

Site size 12.01 Ha

Current Use Agriculture Adjacent Uses Agriculture / Industrial / Residential

Land Type Greenfield Site Location Eastern Measham Character of surroundings Mainly rural although part urban edge.


site access 460









Distance to Secondary School from centre of site 5,230 Distance to Secondary

School from site access 5,320




Constraints Identified Red constraint Mitigatable Comments Contaminated Land No known issues

Environmental

Southeastern extent falls within Highways Consultancy Zone Site falls within National Forest Site c66% Agricultural Land Grade 3 / c33% Grade 4 River Mease SAC

Topographical No known issues Planning Policy No known issues Accessibility No known issues Ownership No known issues





Market Interest Strong Market interest for the villages in North West Leicestershire including Measham.

Timeframe for development

Given the site would extend the village to the north and east and is not as well related to the existing urban form as other sites around the village it would only be appropriate to include the site for the latter part of the plan period. This also reflects the fact that there is not housbuilder or land agent promoting the site with no evidence of any infrastructure or other investigations.

Estimated number of dwellings 360 Estimated Density 30 DPH Estimated Build Rate 50 DPA Excluded from consideration Comment Overall assessment Include Additional information

Ap5

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Ap4

M6

M9M11

Ap1

Ap3

M3

M8

M1

M4

M2

M5

M7

Ap2

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Reproduction from Ordnance 1:1250 mapping with permission of the Controller of HMSOCrown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings Licence No: 100019329

North West Leicestershire District CouncilSpatial Planning

Key - SHLAA 2011Included Sites

Deleted Sites

SHLAA 2011 - Appleby Magna, Measham & Oakthorpe

strategic housing land availability assessment proforma€¦ · to exclude the site is its entirety...

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