land at bennetts road, keresley a sustainable location for new homes … · 2016-07-11 · barratt...

Land at Bennetts Road, KeresleyA Sustainable Location for New Homes

Development Framework Document – September 2015

Land at Bennetts Road, Keresley – A Sustainable Location for Development© Amec Foster Wheeler Environment & Infrastructure UK Limited2

Prepared ForRichard EdwardsBarratt & David Wilson Homes, Forest Business Park, Bardon Hill, Leicestershire, LE67 1GL

Prepared ByAmec Foster WheelerGables HouseKenilworth RoadLeamington SpaWarwickshire CV32 6JX

Main ContributorsJohn PearceMichael O’Connell

Issued By

......................................................

Michael O’Connell

Approved by

......................................................

Neil Hall

Doc Reg No. L23564/C011

Copyright and Non-Disclosure NoticeThe contents and layout of this report are subject to copyright owned by Amec Foster Wheeler (© Amec Foster Wheeler Environment & Infrastructure UK Limited 2015). save to the extent that copyright has been legally assigned by us to another party or is used by Amec Foster Wheeler under licence. To the extent that we own the copyright in this report, it may not be copied or used without our prior written agreement for any purpose other than the purpose indicated in this report. The methodology (if any) contained in this report is provided to you in confi dence and must not be disclosed or copied to third parties without the prior written agreement of Amec Foster Wheeler. Disclosure of that information may constitute an actionable breach of confi dence or may otherwise prejudice our commercial interests. Any third party who obtains access to this report by any means will, in any event, be subject to the Third Party Disclaimer set out below.

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Contents1 Introduction – 3

2 Planning Policy – 4

Emerging Local Plan – 4

National Planning Policy Framework (NPPF) – 5

3 Site and Surroundings – 7

Description of Site – 7

Site Surroundings, Local Services and Access – 8

4 Topography and Landscape – 11

Topography – 11

Landscape Character – 11

Site Assessment – 12

Visual Assessment and Views – 13

5 Flood Risk and Drainage – 15

Site Hydrology and Drainage – 15

Overview of Flood Risk – 16

Geology and Hydrogeology –17

Managing On site Drainage and Flood Risk – 17

6 Ecology –18

Desk Study – 18

Legally Protected and Priority Species within 1km – 18

Waterbodies within 500m – 20

Site Survey – 21

7 Heritage – 23

Designated Heritage Assets – 23

Historic Landscape – 24

Coventry Historic Environment Record – 24

Archaeological Remains – 24

8 Transport and Highways – 25

Existing Conditions – 26

Sustainable Travel – 27

Trip Distribution, Trip Rates and Trip Generation – 28/29

Future Highway Network Link Capacity – 30

Junction capacity – 30

Other Highway Improvements – 32

Sustainable Travel Opportunities – 33

9 Utilities – 34

10 Land Use and Quality – 35

Agricultural Land Classifi cation – 35

Land Quality – 35

11 Concept Masterplan – 36

Key Features of the Concept Masterplan – 36

Integration of Green Infrastructure – 39

Movement Network – 39

Opportunity to refl ect and enhance the

local character – 40

Phasing – 40

12 Summary and Conclusions – 42

Land at Bennetts Road, Keresley – A Sustainable Location for Development© Amec Foster Wheeler Environment & Infrastructure UK Limited 3

1Amec Foster Wheeler has been instructed by Barratt Developments PLC (BD) to promote this site at Bennetts Road, Keresley through the New Coventry Local Plan.

The land at Bennetts Road extends to approximately 19.5 hectares and is promoted by BD who are seeking its allocation within the City’s Local Plan to provide new homes.

Introduction

This Development Framework Document (DFD) has been

prepared to illustrate how the site could provide new homes

and provides a summary of initial environmental and technical

studies that have been undertaken to help inform development

options. The work has assessed existing baseline conditions in

order to establish any site constraints.

The fi ndings demonstrate that there are no physical or technical

reasons that would prevent its

development and consequently

we consider that it is suitable

for residential development

and should be allocated in the

Local Plan.

The fi ndings demonstrate that there are no physical or technical reasons that would prevent its development

In addition, the DFD provides further background information

on the site, identifi es key issues that affect it and highlights the

key benefi ts to the community that can be delivered as a result

of its development. We seek to demonstrate why the site is

therefore suitable for a residential led development and how it is

deliverable in the context of the guidance in paragraph 47 of the

National Planning Policy Framework (NPPF).

The work undertaken has helped inform the preparation of a

concept masterplan. This demonstrates how the site could be

developed to respond positively to its location and to integrate

within the wider townscape, whilst delivering much needed new

market and affordable housing for the City.

Regard has been had to the Council’s objective of constructing

a new link road around the north west of Coventry. This will

facilitate improved access from the M6/Prologis Park to the

north of the site with the A45 trunk road to the south west i.e. the

missing link for a complete orbital road around the city. At this

time, however, the technical case for the link road, how it would

be funded and delivered remain unknown. Consequently, two

options have been developed to demonstrate how the site could

be brought forward – both with and without the new link road.

Following this Introduction, the document provides a summary

of the current national and local planning policies that affect the

site (Section 2), a description of the site and its surroundings

(Section 3), a review of technical and environmental issues

(Sections 4 to 10), whilst Section 11 identifi es, by way of a

concept master plan, how the site could look once developed.

In the fi nal section (Section 12) conclusions are drawn and

recommendations made regards the site suitability for

development and its allocation in the New Coventry Local Plan.

Site Context


Planning Policy

This section provides an overview of the planning policy context affecting the site.

Emerging Local Plan

The New Coventry Local Development Plan

Following the withdrawal of the Core Strategy (2012), the City

Council undertook to produce a Joint Strategic Housing Market

Assessment (SHMA) with the other authorities in the Coventry

and Warwickshire Housing Market Area (HMA) to assess the full

objectively assessed housing needs of the whole HMA. The Joint

SHMA produced on behalf of the local authorities in the Coventry

and Warwickshire Housing Market Area (HMA) was published

in November 2013 and indicated that the Objectively Assessed

Housing Need (OAN) for the HMA was 76,000 dwellings over

the period 2011-2031 or 3,800 dwellings per annum with the

requirement for Coventry being 1,180 dwellings per annum

or 23,600 dwellings. Following the publication of updated

household and population projections an Annex to the Joint

SHMA was published in September 2014, which indicated that

the updated housing need was in fact 80,080 dwellings or 4,004

dwellings per annum over the period 2011-2031. The Annex

highlighted a different apportionment of the housing need to the

various authorities within the HMA, and specifi cally in the case

of Coventry City, the annual housing requirement increased to

36,220 or 1,811 dwellings per annum.

2Following the publication of the Joint SHMA Addendum, a

meeting of the Coventry and Warwickshire and South East

Leicestershire Economic Prosperity Board met in November

2014, where a report was presented that sought to agree the

level of OAN in the HMA but also to identify how this would be

distributed across the requisite authorities. The Report noted

that Coventry City would not be able to meet its full objectively

assessed needs and hence, their unmet need would need to

be accommodated in the adjoining authorities. It is of note,

that even with the other authorities agreeing to meet some of

Coventry’s unmet need, there is still a shortfall of 234 dwellings

per annum (4,680 in total) that have yet to be accounted for

within the adjoining authorities.

In light of the ongoing work in respect of the OAN, the Council

consulted on “The New Coventry Local Development Plan -

Delivering Sustainable Growth” in autumn 2014 and sought

views on the proposed level of housing for the City along with

various options for how the City’s housing needs could be met.

In order to deliver the level of housing that the Joint SHMA and

Annex have identifi ed for the City, the Council set out three

options for delivering new housing, which was informed by the

Council’s draft SHLAA. It indicated that between 2011 and 2031,

16,500 dwellings could be accommodated within or adjacent to

the existing urban area, whilst land within the Green Belt could

deliver a further 6,000 - 7,100 dwellings. One of the options

sought to protect the Green Belt in its entirety whilst the other

would seek to deliver all the City’s housing needs within its

boundaries.

Both options were discounted in favour of the Council’s

preferred option that would see Coventry accommodate as

much growth as possible within its own boundary, including

on its least sensitive and ‘valuable’ greenfi eld and Green Belt

land, and then working with the other Warwickshire authorities

to accommodate the remaining need in the most appropriate

and sustainable way. To inform this process, a Joint Green Belt

review is being undertaken and it is anticipated that the fi ndings

of this study will be published shortly.


The preparation of the New Local Plan therefore provides

the opportunity to undertake a review of the City’s Green Belt

boundaries and, where appropriate, to release land from it in

order to meet the development and housing needs of the City.

The Case for Removing the Site from the Green Belt

The NPPF states at paragraph 83 that Green Belt boundaries

should only be altered in exceptional circumstances. The work

undertaken as part of the Joint SHMA indicates that the housing

requirement for Coventry City is 1,800 dwellings per annum

or 36,000 over the period 2011 – 2031. The Council’s latest

assessment of housing capacity indicates that approximately

16,500 dwellings could be accommodated on previously

developed land within the urban area and that a further 6,000

– 7,100 could be delivered on its least sensitive and ‘valuable’

greenfi eld and Green Belt. Even if all the identifi ed capacity

was developed for housing, this would still leave a signifi cant

shortfall against the City’s overall housing requirement and

would therefore need to be accommodated within other

authorities in the HMA.

In light of the emerging housing requirement for the city and

the lack of capacity to fully meet its needs, we consider that

these represent exceptional circumstances to justify a Green

Belt review. The Council acknowledge in the “The New Coventry

Local Development Plan - Delivering Sustainable Growth”

consultation paper that a review of the Green Belt was necessary

in order to meet in part the City’s housing needs. Furthermore,

in seeking to review the Green Belt, we consider that the land

at Bennetts Road would be suitable for removal from the Green

Belt. We set out below how the site performs against the fi ve

purposes that Green Belt serves.

National Planning Policy Framework (NPPF)

The NPPF was published in March 2012 and sets out the

Government’s planning policies for England. At the heart of the

NPPF is a presumption in favour of sustainable development

which should be seen as “a golden thread running through plan

making and decision taking” (paragraph 14).

Paragraph 158 requires local planning authorities (LPA) to

ensure that their Local Plan is based on adequate, up-to-date

evidence, whilst paragraph 159 requires them to prepare a

Strategic Housing Market Assessment to assess their full

housing needs, working with neighbouring authorities where a

Housing Market Area (HMA) crosses an administrative boundary.

Paragraph 47 of the Framework states that to boost signifi cantly

the supply of housing, LPAs should use their evidence base to

ensure that their Local Plan meets the full objectively assessed

need for market and affordable housing in the HMA. Further

guidance on undertaking an objective assessment of housing

need is set out in the Planning Practice Guidance.

Paragraph 83 states in respect of Green Belt boundaries, that

once established these should only be altered in exceptional

circumstances through the preparation or review of the Local

Plan, whist paragraph 84 advises LPAs that when reviewing

Green Belt boundaries they should take account of the need to

promote sustainable patterns of

development and consider the

consequences for sustainable

development of channelling

development towards urban

areas inside the Green Belt

boundary, towards towns

and villages inset within

the Green Belt or towards

locations beyond the outer

Green Belt boundary.

To check the unrestricted sprawl of large built-up areas

The site is already effectively surrounded by development to

the south and east by residential dwellings and to the north by

Prologis Park and even to the west there are existing residential

properties on Bennetts Road. Removing the site from the Green

Belt would not therefor result in unrestricted sprawl as the

proposed development would sit within the confi nes of existing

development, thereby in effect constituting infi ll development.

Development would therefore not result in unrestricted sprawl

as there are readily recognisable features on the ground which

would assist in defi ning a new defensible boundary to contain

the proposed development, as advised at paragraph 85 of

the NPPF.

Bennetts Road could become the new Green Belt boundary if

the Council decide not to remove the land to the west, which

forms part of the Lioncourt Homes development, from the

Green Belt. Clearly, if land to the west of Bennetts Road is also

removed from the Green Belt then there would no reason to

retain the site in the Green Belt as it would serve no function.

Removing the Bennetts Road site from the Green Belt would

not therefore undermine the ability of the Green Belt to check

unrestricted sprawl from Coventry.

To prevent neighbouring towns merging into one another

The Green Belt in this part of Coventry ensures that it does not

merge with Bedworth to the north. Removal of the site from the

Green Belt would not therefore undermine the wider function

that the Green Belt plays in this location as development has

already taken place to the north of the site.

To assist in safeguarding the countryside from encroachment

As stated above, development already surrounds the site on

three sides and partially on the fourth. Development of the

site must be seen in the context of the existing uses adjoining

the site, and once constructed would not result in any further

encroachment into the countryside that exists at present.

Removal of the site form the Green Belt would not undermine

this purpose of Green Belt.


To preserve the setting and special character of historic towns

The Site does not form part of the visual envelope of the historic

core of the City. Consequently, there would be no adverse effect

on the special character or setting to Coventry as a result of its

development.

To assist in urban regeneration, by encouraging the recycling

of derelict and other urban land

The emerging housing requirement and the Council’s

assessment of available land for housing is such that suffi cient

land (either previously developed or greenfi eld), is not available

within the City’s administrative area to meet its housing needs

over the Plan Period. Consequently, in view of the future

housing required for the City exceptional circumstances now

exist to remove land from the Green Belt in order to meet

an identifi ed need and as such would not compromise other

objectives of seeking to recycle derelict or other urban land.

In summary, if the site were developed, our assessment

indicates that it would not lead to unrestricted sprawl of large

built up areas as the site is already enclosed on three sides

by existing development. Further encroachment into the

countryside could be contained through the establishment of

a new defensible boundary to the west in the form of Bennetts

Road, which is a readily recognisable feature on the ground.

Furthermore, if land that is included within the Lioncourt Homes

planning application is proposed for removal from the Green

Belt, this would breach Bennetts Road and consequently there

would be little reason to the leave the site in the Green Belt

as a result.

The assessment of the site against the fi ve functions of Green

Belt indicates that its removal will not compromise the purposes

of the Green Belt in this location. As such, we therefore

commend the site to the Council as being suitable for removal

from the Green Belt.

Summary

The emerging Local Plan confi rms that in order to meet the City’s housing needs in the period up to 2031, land currently in the Green Belt will be needed for development. The Council has, in the latest SHLAA, identifi ed sites which it considers could be released from the Green Belt to deliver in the region of 6-7,100 dwellings. Notwithstanding this, the City will still not be able to meet its full objectively assessed housing needs within its own boundaries.

To minimise the amount of housing that has to be provided in adjoining authorities, we contend that the Council should look to maximise the opportunities within the City and on Green Belt sites. We consider that the need to deliver a signifi cant level of new housing for the City and the lack of available land for this, constitute exceptional circumstances to trigger a review of Green Belt. Furthermore, our assessment of how it performs against the reasons for including land in the Green Belt indicates that if it were developed, it would not undermine the wider function and purpose that the Green Belt plays in this location. We therefore contend that it should be removed from the Green Belt and allocated for housing in order to meet the housing needs of the City.


In this section we provide a brief description of the site and its surroundings, plus an overview of the availability and access to social and community facilities, retail and employment opportunities. Further details on the site, and specifi cally, development opportunities and constraints are provided on a topic-by-topic basis in Sections 4 to 10.

Description of Site

The site extends to approximately 19.5 hectares in size, is

roughly rectangular in shape and is located to the north of the

City Centre in the Keresley area of Coventry. It is currently

in use as grazing land predominantly for horses although is

surrounded by existing residential or commercial development

to its north, east and south.

It comprises a number of smaller fi elds of varying sizes that

are fenced off and separated by existing hedges and fi eld

boundaries, interspersed with mature trees and existing

landscaping, which are accessed by fi eld gates off the adopted

highway. There are no existing buildings located on the site,

albeit that a sub station is located on site close to its eastern

boundary close to Edward Road.

A mixture of mature hedgerows that are actively managed and

are interspersed with shrubs, bushes and mature trees, enclose

the site and provide a strong degree of screening into the site,

although in places this is more open and views into and across

the site are possible, particularly around the north eastern

corner of the site. Field boundaries within the site are defi ned by

existing hedges and supplemented with agricultural fencing and

fi eld gates.

Site and Surroundings3

Site Location Plan


Site Surroundings, Local Services and Access

Bennetts Road runs along the sites western boundary, whilst

Penny Park Lane and Watery Lane bound the site to the south,

north east and north. To the east, existing residential properties

on Brookford Avneue and Bantam Grove are present, and are

typically semi-detached properties constructed during the

inter and post-war periods. Further residential properties are

located on the south side of Penny Park Lane, which appear to

have been constructed in the last 20 – 30 years and are a mix of

semi-detached and detached properties. The existing dwellings

on the western side of Bennetts Road abutting the site are a mix

of styles, sizes and ages with no overriding style or character

prevailing. A new residential estate developed in the last 10 years

is located adjacent to the site on its north eastern boundary on

Watery Lane, which comprises a mix of terraced, semi-detached

and detached properties. To the west on Bennetts Road is the

existing Manor Farm farmhouse and farm buildings, whilst

beyond this is open countryside and the area of land that was

recently the subject of an outline planning application for up to

800 dwellings (and supporting uses) by Lioncourt Homes (PA

Ref: OUT/2014/2282) 1.

The established residential area of Holbrooks lies to the east

of the site where a range of local shops and services are

present at the junction of Parkville Highway and Parkgate Road,

approximately 500 metres from the south eastern corner of the

site. A Morrisons supermarket is located further east along

Parkgate Road at the junction with it and Holbrooke Lane.

The Cardinal Newman and President Kennedy High Schools and

Holy Family and Parkgate Primary Schools, are all located within

800 metres of the centre of the site. A doctor’s surgery is located

on Bennetts Road South, to the south of the site. Further local

services are located in Keresley Newlands approximately 1

kilometre to the north of the site, where there is a post offi ce,

convenience store, takeaway and chemist along with a village/

community hall, library and public house.

1 Following the resolution to grant passed by Committee in February 2015, the applicant

has been undertaking further ecological survey work. It is anticipated that the

application will be referred to the Secretary of State shortly

Local facilities


To the north east is Prologis Park, a warehouse and distribution

park located approximately 100 metres from the northern

boundary to the site, providing local employment opportunities.

The existing warehouse buildings breach the sky line and provide

a dominant feature in the landscape setting of the site. Further

employment opportunities, shops, facilities and services are

located in the City Centre which is located approximately

3 kilometres to the south of the site.

Currently access to the site is taken from a number of fi eld

gates located at various points around the boundary. Bennetts

Road has a footpath on its western side, is lit by street lights

and is subject to a 30mph speed limit, whilst Penny Park Road

has a footway on its northern side, is also lit by street lights

and subject to a 30mph speed limit. Watery Lane also has a

footway and is lit and is subject in part to the national speed limit

although this reduces to 30mph where the new dwellings have

been constructed.

Two public rights of way run through the site. The fi rst runs west

to east through the middle of the site and links to Hall Brook

Road and runs adjacent to Hall Brook, whilst a second runs

from this path to Watery Lane in a north westerly direction and

exits the site near the junction of Watery Lane and Bennetts

Road. A third public footpath runs along the eastern boundary

of the site and runs between it and the existing rear gardens that

back onto the site and provides a link to Bantam Grove. The site

also appears to be used on an informal basis by dog walkers as

evidenced by a number of desire lines present within the main

body of the site.

Bus stops are located on Bennetts Road at the south western

corner of the site and on Penny Park Road, with services

providing links to the City Centre, Binley, Stoke, Willenhall and

the University Hospital at Walsgrave.

The M6 motorway runs approximately 2 kilometres to the

north of the site, with access possible via junction 3, therefore

providing convenient access to the national trunk road network.

Coventry Train Station is located approximately 4 kilometres to

the south, which provides services on the West Coast Main Line

to Birmingham and London as well as other local services within

the Midlands.

The site is mainly located in Flood Zone 1 and therefore is at low

risk of fl ooding. Hall Brook runs east to west through the middle

of the site and, at the time of the survey, contained a small

amount of standing water.

Apart from a pond located within the site close to the eastern

boundary backing onto the properties on Bantam Grove, there

was no other evidence of standing water present on site (at the

time of the site visit).

The site is not in a conservation area nor are there any listed

buildings on or within the immediate vicinity of the site.

Prologis Park Bennetts Road - looking north

Penny Park Lane Hall Brook


Summary

The character of the surrounding residential areas is mixed with no overriding style prevailing with dwellings being typically two storey and a mix of terraced, semi-detached and detached properties.

The site is in a sustainable location adjacent to the built up area of Coventry and is highly accessible to a range of existing shops, services and local facilities including primary and secondary schools and GP facilities. In addition, there are a number of employment opportunities locally including those at Prologis Park to the north of the site. Coventry City Centre is located approximately 3.5 kilometres to the south where a range of higher order shops, services and facilities and employment opportunities are available.

A high frequency bus service runs along Bennetts Road providing links to City Centre, whilst there are a number of opportunities to enhance local walking and cycling links to and from the site.

Existing residential properties adjacent to the site

Edward Road

Watery Lane Pedestrian access to/from site onto Edward Road


Topography and Landscape4This section provides a general overview of the site’s characteristics and outlines opportunities and constraints.

Topography

The site is characterised by a gentle sloping valley with the

topography of the site highest in the south western corner rising

to AOD 126 metres. From here, it slopes downwards in a north

and easterly direction to a low point where Hall Brook runs

east west approximately across the middle of the site (AOD 113

metres), before rising upwards towards the northern boundary

of the site, albeit at a lower level than on the southern half of the

site (approximately AOD 120 metres).

Landscape Character

Currently, the site is used predominantly for the grazing of

horses. Notwithstanding its current use, the site is located at

the interface of open countryside to the west and residential

development to the south and east, and a warehousing and

distribution park to the north (Prologis Park). The character of

the site is therefore heavily infl uenced by existing development

in terms of affecting the setting of the site and infl uencing views

into and out of the site.

The site lies within the Industrial Arden character area

(Warwickshire Landscape Guidelines). This character type is

typifi ed by a variable, fragmented urban fringe, characterised

by mining settlements, spoil heaps and pockets of arable and

pasture land. This landscape is often dominated by the proximity

of the urban edge and industrial land, including housing estates

and commercial development. Infrastructure elements such as

roads, railways and electricity pylons are also common features.

Site topography


Landscape site assessment

Site Assessment

The following plan identifi es key landscape features and issues.


Visual Assessment and Views

The more elevated southern parts of the site offer longer

reaching views to the east across roof tops of the Holbrooks

residential area (the Ricoh Arena is visible in the distance).

Prologis Park forms a dominant feature on the skyline in views

toward the north.

Although over 19 hectares in scale the site has a relatively tight

visual envelope due to existing development, tall hedgerow

boundaries, wooded blocks and surrounding topography.

The site’s visual envelope is defi ned broadly as follows:

• From the south, views toward the site are limited to

residents along Penny Park Lane and the southern end of

Bennetts Rd;

• From the east, views are similarly restricted by the existing

settlement. A small number of properties have direct views

of the site however the majority of properties along the

eastern edge back onto the site and dense vegetation fi lters/

screens views from rear gardens;

• From the north, Prologis Park and its structural landscape

restrict any views beyond 500m. Isolated residents along

Bennetts Road have views of the site and a seating area

within the Keresley Jubilee Woods has an open view of the

site and wider landscape beyond; and,

• From the west, views from publicly accessible points are

limited to some isolated farmsteads and public footpaths.

A well-structured network of hedgerows and tree groups

plus undulating topography restrict other views.

Panoramic view from Keresley Jubilee Wood

View of mature tree line

Panoramic view of Prologis Park across to Ricoh Arena

Prologis Park

Bennetts Road Prologis Park

Site


Summary

The proximity of the proposed development to existing built up development to the north, east and south, effectively surrounds the site and therefore development would be a logical infi ll.

The sense of enclosure would be reinforced if the proposed Lioncourt Homes scheme to the west of the site were to be developed. Furthermore, although there is some visibility from public rights of way close to the site, views into and across the site are seen in the context of the existing built-up areas surrounding the site and particularly Prologis Park to the north.

The existing mature trees and boundary planting within the site should be retained and enhanced and will help screen new development and soften the impact of the development on the wider landscape.

Watery Lane Properties on Brookford Avenue

Yellowstone Close Rear of Brookfi eld Avenue

Hall Brook Road Edward Road

Below: images of built development surrounding the site.


This section provides an overview of the site’s features and outlines how water would be managed in the development to minimise risks from fl ooding.

Site Hydrology and Drainage

The main surface water features and drainage catchments

can be seen on the plan to the right. The Hall Brook, which

drains from west to east through the site, rises in the

grounds of Keresley House approximately 1.4 kilometres to

the north west. The watercourse passes through a short

culvert beneath Bennetts Road to the west. On its eastern

edge, the watercourse enters a culvert beneath Watery Lane.

Downstream, the watercourse appears fully culverted, although

historic mapping shows the route passing under the northern

part of what is now the Arena Park Shopping Centre, under the

Coventry Canal and joining the River Sowe at Longford.

The current drainage arrangements downstream of the site are

therefore uncertain and it is likely that a proportion of the Hall

Brook’s catchment is intercepted by surface water/combined

sewers. Consequently, the area draining to the Hall Brook

is unknown.

Flood Risk and Drainage5Surface water features / drainage and proposed sustainable urban drainage (SuDs) locations


Overview of Flood Risk

The majority of the site is in Flood Zone 1, and therefore is at low

risk from fl ooding. A small part of the site is located in Flood

Zones 2 and 3, principally located immediately adjacent to Hall

Brook. Environment Agency (EA) online mapping indicates the

following points with regards to fl ood risk, within and adjacent to

the site boundaries.

• Fluvial Flooding – The majority of the site is located in

Flood Zone 1 and therefore at low risk from fl ooding as

shown on the EA Flood Map. However, the Hall Brook, is

not large enough to be included in the EA Flood Map due

to its small catchment size. As a result, there will be small

areas of Flood Zones 2 and 3 along the Hall Brook, albeit

that majority of the site is situated above the Brook and

consequently not in an area at risk of fl uvial fl ooding.

• Surface Water Flooding – The EA map indicates that the

majority of the site is at very low risk of surface water

fl ooding and that the main surface water drainage routes

on the edges of the site correspond with the stream and

river network, with areas of Low and Medium risk of surface

water fl ooding being along Hall Brook and Watery Lane.

The EA has no records of fl ooding on or immediately adjacent to

the site.

Environment Agency fl ood zone map


Geology and Hydrogeology

The British Geographical Survey mapping indicates that the

bedrock geology is Keresley Member Sandstone overlain

along the Hall Brook by superfi cial deposits of fl uvial origin; a

combination of Alluvium (mix of Sands, Clays and Gravels) and

Thrussington member Diamicton.

The EA’s Source Protection Zone (SPZ) Map is shown below,

which indicates that the site is situated within SPZ3 and SPZ2.

SPZ1

SPZ2

SPZ3

Environment Agency groundwater source protection zones (SPZs)

These zones are associated with Severn Trent Water’s Watery

Lane abstraction borehole/pumping station or public water

supply. The EA’s Groundwater Protection: Principles and

Practice indicates that infi ltration via sustainable urban drainage

systems (SuDs) would be possible within the SPZ.

We have worked on a number of sites in SPZs and consider

that an appropriate drainage scheme could be designed that

would limit any impact on groundwater by utilising standard

engineering solutions. Detailed designs would be agreed with

the EA and Severn Trent at the requisite time.

Managing Onsite Drainage and Flood Risk

The site is currently greenfi eld and existing rates of surface

water runoff should be maintained, through the use of SuDS to

measures to manage the site’s runoff.

The underlying geology indicates that site conditions may be

compatible with the use of infi ltration as a component of the

future site’s surface water management strategy. This would

assist in managing surface water at source through features

such as permeable paving, and infi ltration trenches / basins.

As such, infi ltration testing during the next phase is required in

order to provide a fi rmer basis for understanding the viability

of incorporating infi ltration as a surface water management

measure within the site’s drainage strategy.

Regardless of infi ltration rates at the site, it is considered

likely that the main component of the site’s surface water

management will need to be attenuation basins. However, if

a degree of infi ltration is viable, the size of these attenuation

basins could be reduced, thereby freeing up further land

for housing. It is advised at present that a minimum of two

attenuation basins should be provided in Flood Zone 1; one to

the north of Hall Brook and one to the south of Hall Brook to

capture surface water runoff from the northern and southern

catchments respectively. Indicative locations of the SuDs are

shown on page 15.

The exact size will be determined following more detailed

modelling of the outline drainage strategy to confi rm the

proportion of the site’s runoff that can be managed by

infi ltration, and the required attenuation basin sizings that

would be required as a result.

Example SuDs feature at a David Wilson Homes development in Leicestershire

Summary

The topography and current drainage regime of the site means that the majority of the site is located in Flood Zone 1 and therefore at low risk of fl ooding.

Similarly, due to the topography and existence of Hall Brook running east west through the middle of the site, this offers opportunity to convey surface water runoff off site through the use of SuDS features.

The exact size of these is yet to be determined although the initial investigations undertaken indicate that some form of sustainable urban drainage system will be appropriate in order to reduce surface water runoff to greenfi eld runoff rates.


This section provides an overview of the considerations that would need to be addressed in relation to the site’s biodiversity.

Desk Study

Statutory Designated Biodiversity Sites of International Importance within 10km

There is one statutory biodiversity site of international

importance that is located within 10km of the Site boundary,

namely Ensor’s Pool Special Area of Conservation (SAC).

This is 3.9ha in size and is located 7km to the north-east of

the site boundary. The site is designated as it supports a large

population (consisting of 10,000 individuals) of the Annex II

species, white-clawed crayfi sh (Austropotamobius pallipes).

The site is also designated as a Site of Special Scientifi c Interest

(SSSI) and a Local Nature Reserve (LNR).

Statutory Designated Biodiversity Sites of National Importance within 5km

There are three statutory biodiversity sites of national

importance that are located within 5km of the Site boundary.

• Bedworth Sloughs LNR is 5.6ha in size and is located 4.3km

north-east of the Site boundary. This site comprises open

water and wetland habitats, created originally by mining

subsidence and is popular for walking.

• Hearsall Common Woodland LNR is 8ha in size and is

located 4.3km south-west of the site boundary. This site

comprises areas of woodland and grassland that are

regularly used by dog walkers.

Ecology6• Wyken Slough LNR is 1.7ha in size and is located 4km east of

the site boundary. This reserve attracts wintering birds such

as snipe (Gallinago gallinago) and reed bunting (Emberiza

schoeniclus).

Non-statutory Biodiversity Sites within 1km

There are 23 non-statutory biodiversity sites that are located

within 1km of the site boundary. Of these, two sites are located

within the site boundary and a further two sites are located

almost adjacent to it. Further details of the on site and adjacent

non-statutory four sites are provided below, and their locations

are shown in the ecological constraints plan, on the next page.

• The northern part of the Site is designated as Durham

House Farm and Manor Farm South Ecosite. This site is

designated as a result of the diverse assemblage of common

plant species that have been recorded from the range of

arable, improved grassland, stream, hedgerow and tree

habitats that are present on site

• Hall Brook Ecosite also occurs on site. This is designated as

a result of the diverse assemblage of common plant species

that have been recorded from the watercourse and the

adjacent hedge.

• Cottage Farm Ecosite is located within 10m of the western

boundary of the site. This comprises several grassland

fi elds of an improved or semi-improved nature, with

boundary hedges supporting a diverse assemblage of

common species.

• President Kennedy School Ecosite is located within 10m

of the site boundary. This comprises amenity grassland,

ponds, sections of hedgerow and trees.

• There are a further 19 non-statutory biodiversity sites that

are located within 1km of the site boundary.

Legally Protected and Priority Species within 1km

No legally protected and/or priority species have been recorded

from within the site boundary, albeit the following species have

been recorded from within 1km:

• Common pipistrelle bat (Pipistrellus pipistrellus);

• Brown long-eared bat (Plecotus auritus);

• Brown hare (Lepus europaeus);

• Hedgehog (Erinaceus europaeus);

• Great crested newt (GCN) (Triturus cristatus) (20 records

from the local records centre; the most recent of which

dates from 2008 and was recorded within Waterbody 9 that

is located within 10m of the Site. GCNs have also been

recorded in waterbodies 6, 8, 9, 11 and 13 during surveys

that were undertaken in 2010 and 2013 on an adjacent land

parcel;

• Common lizard (Zootoca vivipara);

• Grass snake (Natrix natrix);

• Common toad (Bufo bufo);

• Mistle thrush (Turdus viscivorus);

• 27 notable invertebrate species; and

• 1 notable plant species.


Ecological constraints


Waterbodies within 500m

There are three waterbodies that are located on site and a

further 12 waterbodies that are located within 500m of the

site boundary2, the locations of which are shown in the plan

below. These water bodies were subject to a Habitat Suitability

Screening Index Assessment3 in March 2015. The HSI scores for

which are reported in the table, opposite.

Waterbody and ref

Grid reference

Distance and direction

Separated by signifi cant

barrier to GCN movement?

HSI Screened?

HSI Score Surveyed?

1 SP319833 Onsite No Yes 0.57 (Below average)

No- waterbody dry


No- waterbody dry


No- waterbody dry

4 SP324838 300m north-east

No Yes 0.32 (Poor) No- waterbody dry

5 SP314829 490m south-west

No Yes 0.36 (Poor) No – waterbody screened out as it

is well stocked with ornamental fi sh

and located at the maximum extent of a GCNs terrestrial

range.

6 SP317832 200m west No Yes 0.72 (Good) No- waterbody dry

7 SP314832 490m west No Yes n/a Waterbody no longer in existence

8 SP316833 260m west No Yes 0.62 (Average)

Yes

9 SP318834 30m west No Yes 0.62 (Average)

Yes

10 SP314837 330m west No Yes 0.45 (Poor) Yes

11 SP314839 380m north-west

No Yes 0.8 (Excellent)

Yes


No No access 0.72 (Good) Yes


No No access 0.75 (Good) Yes


Yes - two roads and housing

Scoped out


Yes - two roads and housing

Scoped out

Waterbody reference plan

Waterbody habitat suitability screening index (HSI) assessment2 500m is the distance within which, in the

absence of signifi cant barriers, GCN will

move from their breeding waterbodies to

utilise suitable areas of terrestrial habitat.

In view of this, Natural England (NE)

recommends that the potential presence

of GCN is considered at all waterbodies

that are located within 500m of proposed

development.

3 Oldham et al (2000) Great crested newt

habitat suitability index.


Site Survey

A Phase 1 Habitat survey4 was carried out on 20 March 2015.

This was extended to consider the potential for legally protected

and/or otherwise notable species to occur on site.

Habitats

The Site largely comprises improved grassland fi elds with one

“ridge and furrow” fi eld of semi-improved grassland, supporting

very narrow margins of rougher grassland and scattered scrub

along the outer fi eld margins. The fi elds are surrounded by

hedgerows containing mature standard trees and there is also

a stream and three ponds located on site. Of these habitats, the

following are UK and Warwickshire LBAP Priority Habitats:

• Ponds;

• Stream; and

• Hedgerows.

There are also formal public footpaths as well as informal paths

located around the Site, all of which are well-used by local

people for walking/jogging and dog-walking.

Species

The desk study and extended Phase 1 habitat survey identifi ed

the following species to be present or potentially present on site

or adjacent to it:

• Bats (potential foraging and roosting habitat present on site);

• Water vole (Hall Brook provides only sub-optimal habitat

albeit the potential presence of water vole cannot be ruled

out);

• Great crested newt (GCN) (confi rmed population of GCNs

located off-site but nearby);

• Reptiles (suitable habitat on site to support populations

of common reptile species, records of common lizard and

grass snake within 1km);

• Breeding birds (suitable habitat to support an assemblage of

breeding birds including a few examples of priority species);

• Other priority species (suitable habitat present to support

hedgehog, brown hare and small populations of other

priority species).

Further Work

In view of the fi ndings of the desk study and extended Phase

1 habitat survey, further work in respect of the following sites,

habitats, species/groups of species was recommended:

• On-site non-statutory nature conservation sites (consultation

with the County Ecologist);

• Hedgerows (assessment to determine presence/absence

of ‘important’ hedgerows (as defi ned by the Hedgerow

Regulations 1997);

• Botanical survey of the ridge and furrow fi eld;

• Bats (activity and emergence surveys);

• Water vole (presence/absence survey);

• Great crested newt (presence/absence survey and depending

on outcome of this, a population estimate);

• Reptiles (presence/absence survey); and

• Breeding bird survey.

Species survey work completed to date (June 2015)

Bats

One bat activity survey has been carried out to date. This

recorded only a very few number of bat registrations, indicative

that the Site provides foraging and commuting habitat for only

a small number of common bat species. It is not yet known

whether any of the trees on site contain roosting bats. Survey

work is on-going and is due to be completed in mid-July.

GCN

GCN presence/absence surveys were carried out between April

and June 2015. This work confi rmed that at the time of survey,

all three ponds that are located on-site were dry, such that

they did not contain suitable breeding habitat to support GCNs.

That said, surveys identifi ed the presence of small5 populations

of GCNs within waterbodies 8 and 11 that are located off-site

but within 500m of it. Waterbody 8 is located 240m from the

Site boundary and waterbody 11 is located 340m from the Site

boundary. There are records of GCNs from waterbody 9 dating

from 2010 albeit, access was denied to surveyors from Aspect

in 20136. No evidence of GCNs was recorded at this waterbody

during the 2015 presence/absence surveys. An explanation for

this may pertain to the remains of GCN exclusion fencing that

is still in situ within the vicinity of this waterbody, indicative that

that this waterbody may have been subject to previous exclusion

or mitigation measures. In view of the presence of nearby

populations of GCN, an application to Natural England for a

European Protected Species Mitigation Licence would need to

be made. This would detail a suitable mitigation strategy to be

implemented prior to commencement of construction works on

site.

4 JNCC 2010 Handbook for Phase 1 habitat survey - a technique for environmental audit

5 The Natural England Great Crested Newt Mitigation Guidelines 2001 state that a small

population of GCNs is present when between 1-10 GCNs are recorded via any one survey

method during any one survey visit.

6 Aspect (2014) Land North of Tamworth Road, Keresley, Coventry. Ecological Baseline

Assessment.


Reptiles

Two of the seven reptile presence/absence surveys have been

completed to date. No reptiles have been found. Survey work is

on-going and is scheduled for completion in July 2015.

Breeding birds

All three breeding bird surveys have now been completed. The

Site supports a breeding bird community that comprises species

that are widespread and numerous in the West Midlands region

and are typical of the habitats present, including improved

grassland, hedgerows and surrounding gardens. The most

important areas of habitat for breeding birds on site are the

hedgerows and mature trees. No birds were recorded breeding

in the improved grassland, which receives a high level of

disturbance from humans.

Six species of Principal importance to Conservation listed in

Section 41 of NERC Act 2006 were recorded in the survey area:

single territories of linnet (Acanthis cannabina) and bullfi nch

(Pyrrhula pyrrhula) in the on site hedgerows; 20 territories of

dunnock (Prunella modularis) in the on site hedgerows and

adjacent gardens, and song thrush (Turdus philomelos) (8

territories), starling (Sturnus vulgaris) (23) and house sparrow

(Passer domesticus) (55) primarily in the adjacent gardens. No

species listed on Schedule 1 of the Wildlife and Countryside Act

1981, or Annex 1 of the Birds Directive were recorded within the

survey area.

Summary

The ecological survey work completed to date indicates that the site has the potential to accommodate a variety of protected and non-protected species. As such, any development proposal for the site will include a variety of mitigation and compensation measures to ensure that the proposed development will not have an adverse impact on nature conservation interests. The master plan provides an opportunity to create a green corridor running through the middle of the site, whilst existing landscaping features and mature trees will be retained within the development thereby ensuring nature conservation interests are maintained.


7 Heritage

This section outlines aspects of cultural heritage / historic environment in relation to the site.

Introduction

The site comprises a series of enclosed pasture fi elds on land

rising to the north and south from Hall Brook, which bisects

the site. The fi elds are enclosed by hedgerows with some

mature trees. Ridge and furrow is visible as low earthworks

within the fi eld rising to the north of Hall Brook and is a site

feature recorded on the Coventry Historic Environment Record

(HER). The ridges extend across most of this fi eld and are on a

broadly N-S alignment with each ridge surviving to a height of

approximately 0.2 m. There is a possible ‘headland’ bank at the

base of the slope, which may have been caused by the ploughs

turning at the southern edge of the fi eld.

The ridge and furrow is much less distinct to the south of

Hall Brook and there are no other visible features of historic

environment interest within the site boundary.

Designated Heritage Assets

There are no designated heritage assets within the site

boundary, with the nearest being the Grade II listed building of

Beechwood Hotel located some 250 m to the southwest. Akon

House is located near to this, and both of these buildings face

on to Sandpits Lane to the south and their settings are primarily

defi ned by this, as well as the land attached to the buildings

themselves and adjoining properties, with the agricultural land

to the north making only a limited contribution to this.

Other listed buildings are at a distance of 650-700 m, also

to the southwest.

Key historic environment features


The development of the site for residential use would not

adversely affect any designated heritage assets, either directly or

as a result of changes in their settings. This is due to the nature

of the current settings to the listed buildings, as well as the

distance of these listed buildings from the site boundary and the

intervening topography, buildings and vegetation.

Historic Landscape

The site forms part of the HLC Area 38 within the Coventry

Historic Landscape Characterisation study7. This area

comprises largely agricultural land on the northern edge of the

current residential extent of Coventry. It notes that this area

was used intensively during the medieval period, with evidence

of a former settlement to the west of the site. It is noted that

documentary records suggest that agricultural land within the

site had largely been enclosed by the early fi fteenth century

and therefore the current fi eld system appears to have later

medieval origins.

Ridge and furrow earthworks are present not only within the

site, but have also been identifi ed within HLC Area 38, to the

west of the site. The sub-surface remains of former ridge and

furrow have also been identifi ed by a geophysical survey of land

to the west undertaken in 20148.

A review of historic maps show the fi eld boundaries within the

site to have changed little from at least the early nineteenth

century. The site is within the Keresley hamlet of the parish of

St Michael, Coventry and the Tithe Map of 1846 shows the fi eld

boundaries within the site to be as they are now, with the single

exception that the southernmost fi eld was in two at that time.

Ordnance Survey Maps of 1887 and 1902 show no change within

the site, with the growth of suburban Coventry to the edge of the

site from the 1930s onwards.

Coventry Historic Environment Record

There are a number of features recorded on the Coventry HER

that are within the site boundary, indicating the presence of ridge

and furrow earthworks and a possible water meadow along Hall

Brook within the northern part of the site. The ridge and furrow

earthworks represent the remains of a former ploughing of the

area, probably during the medieval period when it would likely

have formed part of a larger open fi eld.

The records also indicate the remains of potentially earlier,

possibly prehistoric, activity within the southern part of the site.

This is represented by the presence of two possible enclosures,

one of which was identifi ed as a cropmark and another which

appears to have been more positively identifi ed as a result of

a geophysical survey (MCT8457). A medieval reference to a

Keresleyeberwe castel may indicate the presence of a prehistoric

barrow or defended enclosure.

As a result of the potential prehistoric features within the

southern part of the site, this area has been identifi ed by

Coventry City Council as requiring further archaeological

investigation.

Archaeological Remains

The available evidence indicates the likely presence of some

archaeological remains within the site. Within the northern part

of the site, this may be limited to the presence of extant ridge

and furrow earthworks as well as the likely presence of further

ridge and furrow surviving as buried remains. The surviving

ridge and furrow are relatively low earthworks and are not

prominent, but are nevertheless of some local historic interest.

Potentially related to the ridge and furrow earthworks are the

surviving hedgerows which form the current fi eld boundaries.

These were present by the fi rst half of the nineteenth century but

the documentary reference to early fi fteenth century enclosure

within the area suggest that they may be earlier in origin.

The construction of a residential development within the site is

likely to result in loss of the ridge and furrow earthworks.

Similarly there would be likely to be some loss of hedgerows,

though there may also be opportunities to retain some of the

historic fi eld boundaries within the site.

The southern part of the site has the potential for the presence

of buried archaeological remains which may represent two

prehistoric enclosures. One of these was identifi ed by a

geophysical survey whilst the other has been identifi ed as a

cropmark on aerial photographs. Potential effects on prehistoric

or any other archaeological remains would be considered in

any development proposals and there is a likely need for site

investigations as any development proposals are advanced.

In the event that archaeological remains are confi rmed to be

present then mitigation proposals would be incorporated into

the scheme design, and would likely involve their excavation

and recording in advance of development. Investigation and

potentially excavation of archaeological remains within the site

would have the potential to contribute to an understanding of the

prehistoric occupation of the area.

7 Coventry City Council 2013 Coventry Historic Landscape Characterisation Final Report

8 Archaeological Services WYAS 2014 Keresley Sustainable Urban Expansion, Coventry: Geophysical Survey Report no. 2610

Summary

Further to the initial desk based assessment that has been undertaken to investigate the archaeological potential at the site and notwithstanding the potential that there has been identifi ed that there may be archaeological remains present within the site, these are not considered to be signifi cant and would not present a constraint to the development of the site. Further investigation by way of a geophysical survey and/or trial trenching would establish the extent of any remains that were present and record these for future reference.


Transport and Highways

This section provides a summary of the highway and transportation issues at the site.

Context

As noted in the Introduction, it is an aspiration of the City Council

to see the construction of a new strategic link road that would

run around the north western edge of Coventry, linking the A45

trunk road with the M6 via the A4114, Prologis Park and the

A444. At the time of writing this report, however, the justifi cation

and supporting evidence base for this link road had not yet

been made public. Consequently whilst the indicative route

of the North-West Link Road is shown on the emerging Local

Plan1 running through the northern part of the site, no separate

assessment of trips and traffi c distribution has been assumed

as if the road were constructed.

8

Proposed strategic link road

PrologisPark

Bennetts Road

Bennetts Road South

Proposed new strategic link road

Long Lane

Coundon Wedge Drive

A45

A444

J3

Central Blvd

A4114

M6

1 The New Coventry Road Local Development Plan (2011-2031) - Delivering Sustainable Growth, September 2014


Penny Park Lane

Photo viewpoint(see right)

Bennetts Road South

Bennetts Road

Watery Lane

Brookfi eld Avenue

Sandpits Lane

Prologis Park

Local highway network

Existing Conditions

The Local and Strategic Highway

Suitable connections exist to/from the site to the strategic

highway network via the A444, which provides direct access to

the M6 motorway at junction 3 and also connections to the south

and the A45 which provides access to Birmingham and the M42.

The local highway network in proximity to the site is shown in the

fi gure, left.

Both Bennetts Road/Bennetts Road South and Penny Park Lane

are subject to a 30mph speed limit.

Watery Lane is subject to 30mph between Penny Park Lane and

broadly its junction with Hall Brook Road. Thereafter Watery

Lane is subject to the national speed limit up to the junction with

Bennetts Road South.

Keresley Green Road

Tamworth Road

Long Lane

Hall Brook Road


Highway Two-way Link

Capacity (v/hr)

2022 Baseline

(v/hr two-way)

2022 + Lioncourt Homes Scheme

(v/hr two-way)

Morning Peak Hour Evening Peak Hour Morning Peak Hour Evening Peak Hour

Bennetts Road / Bennetts Road South

2220 545 (spare 1675) 638 (spare 1582) 816 (spare 1404) 984 (spare 1236)

Penny Park Lane 1800 587 (spare 1213) 522 (spare 1278) 482 (spare 1318) 553 (spare 1247)

Transport Table 1 – Relevant traffi c fl ow data and capacity

Bennetts Road /Bennetts Road South has a spare two-way

link fl ow capacity of 1675 in the AM peak hour and 1582 in the

PM peak hour. With the proposed adjacent development traffi c

added, Bennetts Road /Bennetts Road South has a spare two

way link fl ow capacity of 1404 in the AM peak and 1236 in the PM

peak. Penny Park Lane has a spare two way link fl ow capacity of

1213 in the AM peak and 1278 in the PM peak. With the proposed

adjacent development traffi c added, Penny Park Lane has a

spare two way link fl ow capacity of 1318 in the AM peak and 1247

in the PM peak.

Personal Injury Accidents

The local highway network in the immediate vicinity of the site

has been investigated to gain an understanding of any potential

road safety concerns. The roads which have been considered are

Bennetts Road /Bennetts Road South, Watery Lane and Penny

Park Lane. For each road accident records have been analysed

for a fi ve year period (1st November 2009 to the 31st October

2014) to gain an understanding of any potential patterns in

accidents that may indicate an area of concern for road safety.

A total of 8 accidents were recorded in the time period. Eight

accidents over the fi ve year period is considered a low frequency

and those which did occur were all attributed to road user error

or misjudgement, and not as a result of any existing highway

design. No patterns of personal injury accidents has therefore

been identifi ed to warrant further investigation.

Sustainable Travel

Pedestrian Connectivity

The site is well located and has direct access to existing

pedestrian facilities in the immediate area.

To the south of the development site, Penny Park Lane runs

west to east from Bennetts Road South to the four-way junction

with Parkville Highway, Parkgate Road and Beake Avenue. From

the junction with Bennetts Road South pedestrian footways

exist on both sides of Penny Park Lane for approximately 100

metres, after which there is no footway on the southern side

of the road until the junction of Penny Park Lane and Halford

Lane, thereafter footpaths are provided on both sides of the

carriageway.

There are two formal crossing facilities along Penny Park Lane,

these are in the form of a Zebra Crossing which is located

immediately adjacent to Holy Family Primary School, and a

Pelican Crossing which is located at the junction between Penny

Park Lane and Parkville Highway/Beake Avenue/Park Gate

Road. Street lighting is in place along the whole length of the

Penny Park Lane.

Watery Lane runs around the northern/north eastern site

boundary. A footway is provided along the northern edge

of the carriageway from its junction with Bennetts Road for

approximately 200m until the footway changes onto the southern

side of the carriageway adjacent to the site’s northern boundary;

there is no formal crossing facility between the northern and

southern edge of the carriageway. The footway continues on the

western side of the carriageway until the junction with Elphin

Close from which point footpaths are provided on both sides of

the road. Street lighting is present along the whole of Watery

Lane between Bennetts Road and Penny Park Lane.

Along the section of Bennetts Road, that lies immediately

adjacent to the site, a footway with street lighting is provided

along the western edge of the road. As Bennetts Road /

Bennetts Road South enters the existing residential areas

immediately north and south of the site, footways are provided

on both sides of the road. The only crossing facility along this

stretch of road (i.e. between the junctions with Watery Land and

Adjacent Local Development

In preparing indicative development proposals for land off

Bennetts Road, we have had regard to the traffi c generation and

distribution calculations presented in the Transport Assessment

submitted in support of the Lioncourt Homes application which

the City Council resolved to grant outline planning permission

(PA Ref: OUT/2014/2282). The Transport Assessment is dated

June 2014.

Highway Link Capacity

The existing highway link capacity has been assessed under

two scenarios: the existing situation; and with the proposed

development traffi c that could be generated by the Lioncourt

Homes scheme. It should be noted that the assessments are

undertaken for a future year of 2022, which is the year when the

Lioncourt Homes scheme is expected to be fully built out. Each

assessment has been undertaken for two key roads; Bennetts

Road / Bennetts Road South and Penny Park Lane which

have been noted as having spare capacity in both scenarios.

The adjacent Watery Lane has not been assessed as it is not

considered to be a highly traffi cked road in the existing situation

and as such should have signifi cant capacity for additional

traffi c.

The table below summarises the available highway link spare

capacity with and without the proposed Lioncourt Homes

scheme. The existing highways link capacity has been calculated

based on the guidance in TA 77/99 “Highways Capacity of Urban

Roads”.


Penny Park Lane) is an uncontrolled crossing in the form of a

dropped kerb which allows crossings between the two bus stops

on the opposite sides of Bennetts Road close to its junction with

Penny Park Lane.

Under the Lioncourt application although improvements

are proposed to the local pedestrian infrastructure, all

improvements are focused to the west of that scheme; there are

no proposals for improvements on Bennetts Road / Bennetts

Road South.

Bus Connectivity

There are two bus routes which operate in the area. The 16/16A

service runs at a maximum frequency of 20mins in the daytime

between Keresley and Coventry City Centre via Bennetts Road/

Bennetts Road South. During evenings and on a Sunday this

service operates every 60 minutes.

The 360A/360C runs on a circular route around the edge of

Coventry via Penny Park Lane and Bennetts Road South and

operates every 30 minutes Monday to Saturday and on Sundays

it’s every hour.

There are four sets of bus stops which are in close proximity to

the site. Stops are located at Bennetts Road in Keresley village,

Bennetts Road South immediately north of the junction with

Penny Park Lane, Bennetts Road South located south of the

junction with Penny Park Lane and fi nally adjacent to The Holy

Family Primary School on Penny Park Lane.

It should also be noted that the Lioncourt Homes scheme

has proposed improvements to local bus services. Under the

proposals the 16/16A service would divert off its current route

along Bennetts Road and into the Lioncourt Homes site where

it would make a short loop before heading back onto Bennetts

Road. In addition to this the 735 service, which currently

operates along Tamworth Road into the city centre, is

proposed to also be re-directed into the site and back on

to Tamworth Road.

Rail

Coventry rail station is located immediately to the south of

Coventry city centre, and offers on average 15 services per

hour to a number of key destinations including London Euston,

Birmingham New Street and Manchester Piccadilly.

Although the station is located approximately 5.3 km to the

south of the site and is, therefore, beyond the mean average

commuting distance for cyclists of 4 km, the 16/16A bus service

provides regular and frequent service to the city centre*.

* According to the Department for Transport the mean average length for walking journeys is approximately 1 km (0.6 miles) and for cycling, it is 4 km (2.4 miles), although journeys of up to three times these distances are not uncommon for regular commuters. Department for Transport, ‘LTN 1/04 - Policy, Planning and Design for Walking and Cycling’ (2004)

Proposed Development

Development Quantum

In Section 11 (Concept Masterplan) development options are

presented for up to 450 dwellings. However, for the purpose

of this study we have chosen to undertake a preliminary

assessment of a higher quantum of development (475 dwellings)

to ensure that some fl exibility and robustness is built into our

analysis of impact on the highway network.

Trip Distribution, Trip Rates and Trip Generation

Trip Distribution

Trip distribution for this assessment has been based on the trip

distribution in the Transport Assessment submitted in support of

the Lioncourt Homes scheme. The distribution below has been

tailored to refl ect the location of our site and the routes that

traffi c would be likely to use to travel towards and away from the

site. The distribution can be summarised as follows:

• Bennetts Road: 3%

• Bennetts Road (South): 26%

• A444 /Phoenix Way (North): 18%

• A444 /Phoenix Way (South): 10%

• Sandpits Lane: 43%


Land Use Time Period Arrivals Departures Two Way

Residential Privately Owned Houses 08:00 – 09:00 0.125 0.320 0.416


Transport Table 2 – TRICS trip rates




Transport Table 3 – Trip rate derived from Lioncourt Homes scheme

Trip Rates

Two assessments have been undertaken using two different sets

of trip rates:

• The trip rates set out in Transport Table 2 above have been

generated using the latest online version of TRICS to derive

representative trip rates.

• The trip rates set out in Transport Table 3 are the trip rates

used for the Lioncourt Homes scheme.

Although the Lioncourt Homes scheme trip rates are higher

than TRICS and higher than we would have expected for a site

in this location, as it is understood that they have been agreed

by the Highway Authority (Coventry City Council) they have

been used here to provide a more robust assessment of traffi c

generation from the proposed site.

Ancillary Land Uses

There are no other ancillary uses on the proposed development

site, as such all the residential trips are considered new trips

onto the highways network with no internal trips.


Residential 08:00 – 09:00 59 152 211

Residential 17:00 – 18:00 140 44 184

Transport Table 4 – TRICS trip rates


Residential 08:00 – 09:00 86 214 300

Residential 17:00 – 18:00 223 119 344

Transport Table 5 – Trip rate derived from Lioncourt Homes scheme

Trip Generation

The proposed development quantum for the development

scenarios has been applied to the relevant trip rates and the

resultant trip generation is detailed in the tables below.

Under the concept plan for the Bennetts Road site it is proposed

that the scheme will be served by four vehicular accesses off the

following roads: Penny Park Lane; Watery Lane; Bennetts Road

immediately south of Watery Lane/Bennetts Road junction; and

from Bennetts Road approximately 250m north of the Bennetts

Road/ Penny Park Lane Junction.

To give a robust assessment of the distribution of trips arising

from the new development, trips have been apportioned to each

access. Apportionment is based on the site being split into

four areas, each served by one of the accesses, and the size of

each area calculated as a percentage of the total site area. The

number of trips generated by the site, in both the AM and PM,

has then been distributed between the four areas according to

their respective area percentages.


Future Highway Network Link Capacity

An assessment of the impact of the development trips on the

key surrounding highway network based on the TRICS trip rates

and the trip rates employed for the Lioncourt Homes scheme

has been undertaken. This assessment has been done for two

scenarios: one ‘with’ the Lioncourt Homes scheme completed

and one ‘without’.

Using the two different trip rates, the results in Transport

Tables 6 and 7 reveal that there is suffi cient capacity in the local

road network to accommodate traffi c generated by proposed

development on land at Bennetts Road (up to 475 dwellings)

even with if the adjacent proposed Lioncourt Homes scheme is

also constructed.

Transport Table 6 – 2022 Two-way Link Flow Capacity Analysis + Land at Bennetts Road Traffi c (Based on TRICS Assessment trip rates)


Capacity (v/hr)

2022 Baseline + Land at Bennetts Road (vh/hr two-way)

2022 + Land at Bennetts Road +Lioncourt Homes Scheme

(v/hr two-way)



2220 691 (1529 spare) 765 (1455 spare) 962 (1258 spare) 1111 (1109 spare)

Penny Park Lane 1800 655 (1145 spare) 584 (1216 spare) 550 (1250 spare) 615 (1185 spare)

Transport Table 7 – 2022 Two-way Link Flow Capacity Analysis + Land at Bennetts Road Traffi c (Based on Lioncourt homes trip rates)


Capacity (v/hr)

2022 Baseline + Land at Bennetts Road (vh/hr two-way)

2022 + Land at Bennetts Road +Lioncourt Homes Scheme

(v/hr two-way)



2220 751 (1469 spare) 874 (1346 spare) 1022 (1198 spare) 1220 (1000 spare)

Penny Park Lane 1800 684 (1116 spare) 637 (1163 spare) 579 (1221 spare) 668 (1132 spare)

These assumptions will need to be tested further as

development proposals for the site progress, in particular the

scale of development, internal road layout and site accesses;

factors that will impact directly on trip generation and

distribution assumptions.

Junction Capacity

Based on existing and forecast trips on the local highway

network, the following fi gure (next page) identifi es key local

junctions that will be impacted by the proposed development.

Using simple colour coding, the fi gure also highlights those

junctions considered to have the capacity to accommodate the

forecast increase in traffi c arising from proposed development

on land at Bennetts Road and also, cumulatively, with the

proposed Lioncourt Homes scheme. Where a junction is

identifi ed to be operating in the future above capacity, a

distinction is also made between junctions where small

improvements are possible to address capacity constraints and

those where improvements have already been identifi ed under

the Lionscourt Homes scheme to provide the required increase

in capacity for both developments.

At this stage no further highways improvements have been

identifi ed. However detailed work to assess local junction

capacity will be required as the project progresses. This should

be focused on the following junctions:

• Watery Lane/Bennetts Road;

• Bennetts Road South/Penny Park Lane; and

• Penny Park Lane/Watery Lane

Should assessment of these junctions result in a requirement

for mitigation, these schemes should be designed in accordance

with DfT guidelines and with the agreement of the local Highway

Authority to design options.

We note that the assessment of local junctions undertaken as

part of the Lioncourt Homes Transport Assessment looked

at the Bennetts Road South/Penny Park Lane junction and

concluded that if the Lioncourt Homes development were to go

ahead works to Penny Park Lane (to widen the approach to the

junction to provide additional capacity for vehicles exiting Penny

Park Lane) would be required.


Penny Park Lane

Bennetts Road South

Bennetts Road

Watery Lane

Brookfi eld Avenue

Sandpits Lane

Prologis Park

Keresley Green Road

Tamworth Road

Long Lane

Junction capacity

Bennetts Road site

ONLY

Bennetts Road + Lioncourt scheme

Junction has capacity

Junction above capacity but small improvement capable of providing additional capacity

Junction above capacity but improvement identifi ed under Lioncourt scheme to provide additional capacity


Other Highway Improvements

The Indicative Concept Plan for the BD scheme proposes two

vehicular accesses off Bennetts Road. The fi rst of these is a

simple priority junction accessing an area of proposed housing

a short distance south of the junction with Watery Lane. The

second access is located further to the south, at the same

location where an access into the Lioncourt Homes scheme

on the western side of Bennetts Road is also proposed. It is

considered that should both developments be progressed that

a combined large signal junction would be appropriate. Refer to

fi gure to the right.

The reason we favour a signal controlled junction at this location

is that a primary school and local centre is proposed on the

Lioncourt Homes site adjacent to Bennetts Road, facilities which

are likely to be attractive to future residents of the BD site and

will generate trips between the sites. The junction would also

need to accommodate a signifi cant percentage of turning traffi c.

Other junction types, such as a priority junction and roundabout,

we consider would not achieve the same desired solution in

terms of both highways capacity or safety for pedestrians and

cyclists.

It should be noted however that should the Lioncourt Homes

development not come forward then a standard priority junction

would likely only be required in this location or potentially a

small roundabout depending on the fi nal traffi c generation of

the site.

Further detailed work and discussions will be is required with

the local Highway Authority to confi rm the fi nal form of all

proposed junctions serving the site.

Site boundary

Housing

Public Open Space

InfrastructurePedestrian links/cycle paths

Play areas

Bus stops

Sub station

Ecological pond

SuDs basin

Primary Road

Secondary Road

Edge lanes


Bus Connectivity and Rail

Subject to discussions with local bus operators there is scope

to provide additional bus stops along Bennetts Road /Bennetts

Road South in the vicinity of the proposed main junction into

the site and the Lioncourt Homes’ site. Existing bus stops on

Penny Park Lane are appropriate and would not be required to

be moved.

Considering the nature of Coventry rail station, as one of the

largest and busiest in the Midlands, the scale of development

proposed would not, by itself, warrant any improvements to the

station or rail services. Improvements to bus services to the

city centre, however, would help encourage existing and future

residents in the area to choose the bus over the private car to

access the rail station.

Summary

The site is well connected to the existing highway network and well served by existing bus services.

Vehicular access can be readily obtained from a number of adjacent roads. Pedestrian and cycle

facilities in the area are good but opportunities have been identifi ed to enhance these to serve the

new development and for the benefi t of existing residents in the wider area. New pedestrian and cycle

paths proposed through the site also provide important opportunities to improve connectivity, notably

connectivity between the village of Keresley and Kersley Heath on the fringe of Coventry, and between

Holbrook and the Lioncourt Homes scheme west of Bennetts Road.

Assessment of existing highway conditions and the likely impact the proposed development at

Bennetts Road will have on the local network, has been assessed. In conducting this preliminary

assessment, regard has been had to the adjacent Lioncourt Homes development and reference has

been made to the submitted Transport Assessment that accompanied the outline planning application.

Extrapolating information in relation to agreed trip rates indicates that if both the Bennetts Road and

Lioncourt Homes sites are developed there will be signifi cant existing capacity on Bennetts Road and

Penny Park Lane in the morning and evening peak hours and therefore both developments could

be accommodated without having an adverse impact on highway capacity. Furthermore, an initial

assessment of existing junctions in the vicinity of the site indicates that a number of these would

operate within capacity if the site were developed together with or instead of the Lioncourt Homes

scheme. Where the assessment highlights that some existing junctions may operate above capacity,

either improvements are already proposed as part of the Lionscourt Homes scheme or improvements

have been identifi ed in order to accommodate traffi c arising from the additional development.

Sustainable Travel Opportunities

Pedestrian and Cycle Connectivity

Although there are existing pedestrian facilities on all roads

adjacent to the site, some improvements will be required. In

particular, it is recognised that additional pedestrian facilities

will be required on the eastern side of Bennetts Road to connect

the existing footpaths which stop at both the northern and

southern edge of the site. Similar improvements to existing

pedestrian facilities may also be required along Penny Park

Lane.

Within the site the opportunity exists for new pedestrian and

cycle paths to be provided through the site, which will offer

improved connectivity in the area via routes which are physically

separated from traffi c on the main roads. As illustrated on

the Indicative Concept Plan, pedestrian links are proposed

through the site from both Hall Brook Road and Edward Road to

Bennetts Road. These new pedestrian routes will provide ease of

access for residents from the Holbrooke area to the new primary

school and local services proposed on the Lioncourt Homes site,

plus existing and improved bus services into Coventry operating

along Bennetts Road.

Furthermore, as illustrated on the Concept Masterplan, a series

of internal routes proposed on the site will provide safe and

convenient pedestrian links from the housing areas to the play

areas, public open space and anticipated local bus stops. The

two existing Public Right of Way (PRoW) from Hallbrook Road

to Bennetts Road/Watery Lane will also be maintained and

improved.

The opportunity to enhance connectivity for cyclists will also

be achieved by the provision of routes through the site and, as

necessary, improvements to / new cycle paths in the wider area.


Utilities9This section summarises the existing utilities available within the site.

Initial enquiries have been submitted to utility providers and the

location of these within and in the immediate vicinity of the site

are shown on the Utilities fi gure on the right of this page.

The concept masterplans that have been produced seek to

work with the existing utilities that cross the site and at present

it is not proposed that any of the main services present on site

are relocated to accommodate the development. Clearly, this

will be kept under review as the project progresses and should

it become necessary to relocate services then this will be

addressed at that that time.

Once there is more certainty regarding the scale and nature

of development on the site, pre-development enquiries will be

undertaken which will provide an indication of any necessary

upgrades to the network that may be required to serve the site.

Existing utilities

Summary

The site is well served by existing utilities and therefore it is understood that connections to these could be secured. Furthermore, it is not proposed to divert existing utilities that cross the site and the layout of dwellings will be planned around these.


Land Use and Quality10This section outlines Land Use and Land Quality for the site.

Agricultural Land Classifi cation

The majority of the site is currently in use for grazing and

is classifi ed as predominantly good to moderate quality

agricultural land (Grade 3) on the Agricultural Land

Classifi cation (ALC) map of England and Wales. At this time,

however, we do not know whether the land is Grade 3a or 3b;

the former being ‘Best and Most Versatile’ and subject to greater

protection under the NPPF. Whilst development of the site could

therefore result in the loss of some ‘Best and Most Versatile’

land, much of the agricultural land in the area is also Grade 3

and so proportionally only a very small amount of the City’s

‘Best and Most Versatile’ land would be lost.

Land Quality

A Draft Phase 1 Geo-environmental and Geo-Technical desk

study has been prepared which identifi ed no abnormal risks

or potential barriers to the development of the site. The Phase

1 did identify potential contamination risks associated with

previous agricultural use although these are not considered

signifi cant and can be addressed through standard mitigation

and construction measures. Furthermore, the initial

investigations have indicated that no unusual ground conditions

that may impact negatively on foundation design although this

would be confi rmed though further investigation prior to the

commencement of development.

Agricultural Land Classifi cation of England and Wales (1988)

Summary

The majority of the site is classifi ed predominantly as Grade 3. Whilst the development of the site might result in the loss of some ‘Best and Most Versatile’ agricultural land, this is not considered to be signifi cant in the context of all Grade 3 land available in the area.

A Phase 1 Geo-environmental Study has been completed and identifi ed no abnormal risk or potential barriers to the development of the site.


Concept Masterplan11This section is based on the technical work in the earlier sections of this report which identifi ed development opportunities and constraints that have helped shape two indicative scheme proposals for the site presented here.

Two development options have been provided to demonstrate

how the site could be developed with or without the City

Council’s aspirational new orbital link road being constructed.

In doing so, we aim to provide the Council with the certainty that

if the road is required that it could be accommodated, but also

what the impact of this would be on the capacity of site in terms

of the number of dwellings that could be delivered.

The two options replicate each other on the southern and central

portions of the site where the proposals are common to both.

The differences lie in the northern parcel where the link road is

envisaged to run through and hence the two options differ in this

respect. In terms of housing, based on the concept masterplan

presented and an average density of 35 dwellings per hectare,

the site could yield approximately 450 dwellings or 20 dwellings

less (430 dwellings) if the link road needed to be accommodated.

Key Features of the Concept Masterplan

In preparing the draft concept masterplan (see Option 1 and

Option 2 on pages 37 and 38), the primary objective has been

to illustrate how well planned development at this location can

sensitively integrate with existing development to the south, east

and north, and that proposed immediately to the west (should

this come forward).

The topography of the site effectively creates a shallow valley,

with development proposed on the gentle sloping valleys

sides. New vehicular access is proposed from Bennetts Road

to the west and Penny Park Lane to the south, whilst existing

pedestrian and vehicular links to residential properties to the

east will be enhanced, thereby facilitating access to the shops,

service and local facilities to the east of the site. The masterplan

has therefore been developed in order to integrate and connect

new and existing communities, facilitating access between the

two and creating a sympathetic but sustainable extension to this

part of Coventry.

Key features of the masterplan that are common to both Options

include:

• Creation of a new mixed and balanced community offering a

range of new dwellings ranging in size from 2 to 5 bedrooms.

• A high quality and well designed development with homes

provided at an appropriate density that refl ects this edge of

urban location.

• Provision of affordable housing of different types and tenures

to meet local needs.

• New vehicular accesses onto Bennetts Road and Penny

Park Lane linked by a new distributor road to serve the

development, incorporating a hierarchy of streets, roads and

private drives to serve the new dwellings.

• Retention of existing mature trees and hedgerows within the

site and along the boundaries to create a strong landscape

framework.

• Creation of new central area of public open space to include

informal greenspace and children’s play areas.

• New footpath and cycle links through the site and

enhancement of links to existing residential areas to

the east.

• Development to be located in Flood Zone 1.

• Incorporation of drainage features on site to control and

regulate surface water drainage.

• Potential to link in with Lioncourt Homes development

(PA REF: OUT/2014/2282) to the west, in terms of vehicular

access and accessibility to proposed new primary school and

local centre.

• Retention of public right of way crossing through middle of

the site in a west east direction in its current location.

• Layout has been planned so that combined sewer running

south west to north east through site, can remain in situ.


Concept masterplan -

Option 1: No Link Road

Site boundary

Housing

Public Open Space

Infrastructure

Pedestrian links

Play areas

Bus stops

Sub station

Ecological pond

SuDs basin

Primary Road

Secondary Road

Edge lanes

To Keresley Jubilee Woods


Concept masterplan -

Option 2: With Link Road

Site boundary

Northernblock - beyond north-west link road (TBC)

Housing

Public Open Space

Infrastructure

Ecological Pond

SuDs basin

Pedestrian links

Play areas

Bus stops

Sub station

Link Road

Primary Road

Secondary Road

Edge lanes


Features Specifi c to Option 1 – No Link Road

• Two new accesses off Bennetts Road and Watery Lane to be

created with a pedestrian/cycle only link between them.

• Existing public right of way running south east from Watery

Lane on the site’s northern boundary to remain in current

location and to link with central area of public open space.

• Development blocks to be set back from Bennetts Road and

served via private drives.

Features Specifi c to Option 2 – Incorporating Proposed Link Road

• Strategic link road runs through northern part of the site,

close to its northern boundary with Watery Lane.

• New arm off link road roundabout on Bennetts Road into the

site to be created to access new dwellings, with a secondary

access proposed onto Watery Lane.

• Dwellings to front onto the link road but no direct access to

these proposed from it.

• Route of existing public right of way to be determined and if

necessary diverted by the Highway Authority.

Integration of Green Infrastructure

By retaining the existing network of Green Infrastructure

including hedgerows, mature trees, ditches and footpaths and

integrating them as a connected network of green spaces within

the proposed development, many of the environmental qualities

of the site will be retained and enhanced.

In addition to the opportunities within the site, the central area

of public and informal open space centrally located, has the

potential to connect to the wider green infrastructure network

that already exists to the east in the form of Keresley Jubilee

Woods and to the west with the eastern greenway that is

proposed as part of the Lioncourt Homes development.

Movement Network – providing convenient connections and enhancing the existing network

The development will facilitate access to the existing movement

network, whilst enhancing pedestrian and cycle movements

through the site and linking to existing routes to the east. New

accesses onto Bennetts Road and Penny Park Lane will be

created to facilitate new vehicular access to the dwellings.

Access from Bennetts Lane to the southern portion of the site

may need to have regard to the Lioncourt Homes development if

this goes ahead so that a coordinated approach is taken.

Furthermore, the two options demonstrate how the site could

be brought forward whether or not a new link road serving the

north of Coventry is constructed.

Above: Examples of Barratt schemes


Opportunity to refl ect and enhance the local character

The proposed development creates the opportunity for new

development to refl ect and have regard to the existing character

and local vernacular of the area. Whilst there is no particular

style or character prevailing in the existing residential areas

that surround the site, the design of the development will have

regard to its edge of urban location and will seek to integrate

with retained landscaping on the site. Development will be a

mix of two, two and a half and three storeys around focal or key

gateways within the site. Materials will be predominantly of red

brick construction with ceramic brown/grey roof tiles.

Phasing and Delivery

New Neighbourhood Phasing

The Phasing plan indicates how the site could potentially be phased, with the fi rst phase starting on the southern part of the site.

In terms of the presence of existing development and infrastructure having the fi rst phase in this location is considered logical.

Furthermore development can start on site in advance of the proposed link road being confi rmed as a committed highway scheme;

the northern parcel would come forward in a later phase.

Clearly, phasing within the southern parcel would be dependent on the construction of the two new accesses into the site and

whether these were implemented at the same time or not.

Properties on Bennetts Road

Inter war housing on Hall Broook Road

Indicative phasing parcels

Delivery

The entire site is being promoted by Barratt Developments who

are committed to bringing the site forward for development. BD

can confi rm that the site is available and suitable for residential

development and therefore deliverable and can come forward for

development quickly to help meet Coventry’s pressing housing

needs.

Barratt Developments Plc are the UK’s largest housebuilder by

volume, operating across 27 Divisions with over 5000 employees.

Operating under two key Brands; Barratt Homes and David

Wilson Homes, BD are able to develop a diverse portfolio of

homes from fi rst home buyers to family homes and affordable

housing. Barratt Developments are committed to promoting and

delivering a high quality residential scheme at Keresley at the

earliest opportunity. BD look to work closely with Coventry City

Council and key stakeholders throughout the planning process

to promote development for much needed housing in the

local area. Barratt Developments are proud of the quality and

legacy in all developments and look forward to promoting and

delivering these aspirations in Keresley.


Summary

The concept masterplans demonstrate how the site responds to the constraints and opportunities that have been identifi ed and that it is capable of delivering between approximately 425 to 450 dwellings. Furthermore, the concept masterplan also confi rms that the new link road could also be accommodated within the development site if required, albeit that it would result in a lower number of dwellings being built.

Quality - Only NHBC 5-star volume house builder six years in a row

- Most NHBC ‘Pride in the job’ awards

Delivery 14,838 new homes (private + affordable)

Design & Legacy - All developments comply with Building for Life 12 (CABE and Design Council Yardstick)

- In-house “Great Places” design manual refl ects BfL12 principles

- Winner of 20 out of fi rst 39 BfL12 Awards

Socio-economic Over 52,000 jobs supported

Sustainability UK’s most sustainable national house builder (Next Generation Index Benchmark)

Community Local consultation and relationships central to all planning applications. 94% of units consented locally avoiding appeals

Barratt Developments Key Facts 2014


Summary and Conclusions12This Delivery Framework Document has been produced to

support the continued promotion of land at Bennetts Road,

Keresley and to provide an overview of initial technical

work that has been undertaken at the site. The emerging

Local Plan for Coventry identifi es that the objectively

assessed housing needs for the City are in the region of

36,000 dwellings or 1,800 dwellings per annum.

The most recent SHLAA identifi es that there is only capacity

to accommodate 16,500 dwellings within the urban area

and a further 6 – 7,000 dwellings on the least sensitive and

‘valuable’ greenfi eld and Green Belt land around the City.

There is a clear and pressing need to deliver new housing

within the City to meet the objectively assessed housing

needs and in seeking to do so, a recognition on behalf of the

Council that to achieve this, that they will have to release

land from the Green Belt.

Currently, the site is located in the Green Belt although

our own assessment of how it performs against the fi ve

purposes of Green Belt concludes that if it were removed

from it, it would not undermine the role and function

of the Green Belt in this part of Coventry. The site is

surrounded by existing development on three sides and

therefore development of it, would not result in either

sprawl or unrestricted encroachment into the countryside.

Notwithstanding what happens with the adjacent Lioncourt

Homes development and whether or not this does come

forward, we consider that the site should be removed

from the Green Belt. In addition to seeking the removal

of the site from the Green Belt, a number of technical

studies have been commissioned at the site to identify

whether there are any technical or physical constraints at

the site that would prevent its development for housing.

The fi ndings demonstrate that there are no physical or

environmental constraints to development and that the site

would therefore be deliverable.

The site would deliver the following benefi ts, including:

• new residential development of approximately 450 dwellings,

including a range of different size houses;

• affordable housing of different tenure and size;

• public open space and informal recreation areas;

• new accesses to the site with the potential to link to

proposed development to the west (if this goes ahead);

• creation of a sustainable, mixed and balanced community;

• provision of new pedestrian and cycle links within the site

and enhancement of existing off site links to local shops,

services and facilities;

• ability to incorporate new link road within the development

if required.

We can confi rm that there are no legal or land ownership

issues that would prevent the development of the site.

We therefore conclude that the land at Bennetts Road

is suitable to be removed from the Green Belt and

should be allocated for new residential development for

approximately 450 dwellings in the New Coventry

Local Plan.

land at bennetts road, keresley a sustainable location for new homes … · 2016-07-11 · barratt...

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