Chaddesley Corbett NDP Review

Public Consultation on Preferred Sites for Affordable Housing

1 September 2020 to 12 October 2020

Introduction and Background

Welcome to the public consultation on the preferred sites for small scale affordable housing development in Chaddesley Corbett Parish.  This consultation forms a very important part of our Neighbourhood Development Plan (NDP) Review, as we would like to include one or more suitable housing sites for affordable housing in the updated Plan.

Based on our most recent Housing Needs Survey, we are looking for potential Rural Exception Sites to provide approximately 10 units of affordable housing, in perpetuity, for households with a strong local connection.  By exception, a limited proportion of market housing (up to 20%) might be necessary to make the project viable.

Any sites selected should comply with National Planning Policy (NPPF, paragraph 78), which states that “To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. Planning policies should identify opportunities for villages to grow and thrive, especially where this will support local services.”

In total 18 sites were subjected to a technical assessment by AECOM consultants.  These sites were submitted by landowners and agents following the Parish Council’s Call for Sites in early 2020, and to Wyre Forest District Council’s Housing and Economic Land Availability Assessment (HELAA).  For a range of reasons, some sites have been rejected, leaving a shortlist of 8 possible sites from which to select areas for affordable housing, if it can be established that the sites are viable for this use.

The next stage in site selection is public consultation with local residents and stakeholders on the shortlisted sites.  The results will help inform the Parish Council’s decisions about whether to include a proposed site or sites for affordable housing in the updated NDP.  Following consideration of all responses to this informal consultation, the draft revised NDP will be published, around the turn of the year, for at least 6 weeks formal consultation.

The map below shows the location of all shortlisted sites.

Please note that for large sites, only part of the site will be allocated or identified as suitable for a small housing scheme (approx. 10 properties).

Scroll down to see more detailed maps of each site, with extracts from the full AECOM report, then return here and click the link below to complete the short survey.

https://www.surveymonkey.co.uk/r/ZXPJFRF

Your views are very important to us!

If you prefer, you can come along to our Public Consultation Event to be held on Saturday 12 September on the Orchard, off Fishers Lane, from 11:00 am to 6:00 pm when Councillors will be available to answer your questions.  You can then complete the survey form and leave it in the box provided, or drop it in later in the box in the General Store/Butchers in the Village.

All responses should be returned by Monday 12 October 2020

If you need to print an extra copy of the survey form mailed to households, or would like to view the full 94 page AECOM report, scroll down to the download section towards the bottom of this page.

Thank you for your time and interest.

Site maps and AECOM Report summaries

NP02a LAND AT BLUNTINGTON FARM (OFF BRIAR HILL/MALVERN VIEW/HOLLOWAY)

Extract from AECOM Report Dated July 2020

NP02a supports long range rural views to the west as the landform falls gradually westwards. This contributes to the site’s rural character and although it is adjacent to existing development immediately to the south at The Green, this development plus the busy road at Briar Hill are not notably intrusive features given the presence of dense planted screening at the site’s perimeter. The site shares an access point with NP02b. The site is in productive arable use. The site as submitted is of a scale that would be in conflict with current planning policy and not therefore be suitable as an allocation in the neighbourhood plan.  It would have an unacceptable impact on the landscape and would constitute ribbon development. It would also be an incursion into open countryside into an area with no natural defensible boundaries.  It would change the nature of the development at Briar Hill and as a result also have an impact on Chaddesley Corbett itself. Access would not be easy though could potentially be achieved through Malvern view or possibly Briar Hill. The site is relatively well located in proximity to the services at Chaddesley Corbett.

NP02c LAND AT BLUNTINGTON FARM (OFF BRIAR HILL, FACING THE WOODS)

Extract from AECOM Report Dated July 2020

NP02c lies on the opposite side of Briar Hill from NP02a/b and consequently faces south rather than west.  Planted screening means there is no intervisibility between NP02a/b and NP02c. The site’s location on high ground gives it sweeping views towards the Chaddesley Corbett conservation area to the south over the intervening attractive rural landscape, giving it prominence and sensitivity within the landscape. Although there are a handful of nearby dwellings, the character of the site is rural and development would likely substantially alter this prevailing rurality as well as urbanising medium range views out from Chaddesley Corbett CA. The site is in productive arable use. The site boundary as submitted would have an unacceptable impact on the landscape. It would also change the nature of the development at Briar Hill and would constitute ribbon development and lead to coalescence between Briar Hill and Bluntington. The ridgeline and the site are visible from the northern end of Chaddesley Corbett Conservation Area and would have an impact on the setting of the historic part of Chaddesley Corbett. It is possible a small amount of development is possible here if it could be limited to a scale that would not lead to coalescence of settlements.

 

NP03 – LAND AT END OF MORTON ROAD, HARVINGTON

Extract from AECOM Report Dated July 2020

NP03 forms a small corner of a very large arable field, though its location immediately north of Morton Road provides a natural access point and could help ensure that development relates well to the existing built form and in respect of the rural landscape beyond.

Therefore, although there is potential for adverse effects in relation to landscape, there could be good potential to achieve mitigation through sensitive design, layout and landscaping. Unlikely to be any impact on the Harvington Hall conservation area as there are no sightlines between the site and the CA and existing development at Morton Road falls between the site and the CA. Harvington is a small settlement with few facilities and, while the site would fit into the existing settlement pattern of Harvington, the new dwellings would be relatively isolated from facilities. Small number of houses proposed which would not be out of character with the existing settlement at Harvington.

An access would need to be created via Morton Road, which would need consultation with the Highways Authority.

 

NP04 – THE OLD QUARRY, MUSTOW GREEN

Extract from AECOM Report Dated July 2020

Mustow Green is a small settlement with no services and facilities and the nearest services at Chaddesley Corbett are likely to be beyond reasonable walking distance. However, there is a bus stop within a reasonable distance from the site.

Worcester Road has a 40mph limit as it runs past the site, though southbound traffic is naturally slowing on the approach to the nearby roundabout and it is considered likely that vehicle movements into and out of the site could be achieved safely. There is an existing access point and dropped kerb. The site relates well to the surrounding built form and appears suitable for development in terms of townscape character and access. The Call for Sites submission notes that the site was refused planning permission due to Green Belt but that it could be acceptable for affordable housing in the neighbourhood plan. Furthermore, a full ground conditions assessment should be carried out prior to development to investigate any potential issues associated with the site’s former use as a quarry, including stability and contaminated land. Any remediation works necessary could affect the viability of the site.

 

WFR/CC/2 – LAND ADJACENT WOODTHORNE HOUSE, TANWOOD LANE, BLUNTINGTON

Extract from AECOM Report Dated July 2020

The site is entirely overgrown and when viewed in isolation has an abandoned character. However, it nestles within a cluster of development at Bluntington which has a regular settlement pattern and an orderly residential character. There is no prevailing era or architectural style to this existing development – much of it is mixed c.20th, though there are individual older buildings interspersed between newer infills. Development at the site could be of a design and layout which relates well to this prevailing residential character and pattern of development. The current poor quality, albeit natural, condition of the site at the moment could make a more positive contribution to the street scene through limited development on site. The site has no sensitivity within the landscape and development would be unlikely to interrupt views in or out of Bluntington or change how the settlement is perceived within the landscape. Unclear why HELAA considers development would not be achievable.  Appropriate for consideration in Neighbourhood Plan for a very limited number of homes if affordable housing use was acceptable to the landowner and if access was confirmed possible by Highways Authority.

WFR/CC/7 LAND OFF BROMSGROVE ROAD, CHADDESLEY CORBETT

Extract from AECOM Report Dated July 2020

Both sites 7a and 7b are served by the existing access track/driveway to Fold Farm from the A448. Despite their proximity to the village, neither site offers direct sightlines through to the built area (aside from the far north east corner of 7a) by virtue of thick planted screening at the south of the village. Instead, the sites face away from the village core towards the open countryside to the west, and their current openness contributes to the rural setting and character of the village as a whole and the conservation area specifically. Development would likely urbanise the south of the village and erode the characterful gap between the south of the village and an existing cluster of development around the Fox Inn which is currently perceptually separate and distinct from the village core. It would also create ribbon development.

Development at the southern end would be contiguous with the existing built settlement but would not relate well to the settlement. The northern part is also adjacent to conservation areas and in proximity to Grade I Church and a number of other Grade II listed buildings. Access from the A448 is likely to be difficult and may need to come from the existing access to the farm north east of the site if a shared access arrangement was agreed. If access to the site was to be from Fold Lane, this unadopted lane does not have a footpath and is reported by the neighbourhood plan group to be an approved walking route to Chaddesley Corbett school.  (Public Right of Way, Footpath 647) There would be an increase in the number of vehicles using this lane which could present safety issues for pedestrians. Potentially suitable for a reduced site area for affordable housing at the southern end of the site if the landowner confirmed the site was available for this use and if access was confirmed.

 

WFR/CC/8 LAND OFF FOLD LANE, CHADDESLEY CORBETT

Extract from AECOM Report Dated July 2020

The site has been allocated in the emerging Local Plan for 6 dwellings. It is therefore not necessary to duplicate this allocation in the neighbourhood plan. If it was removed from the Local Plan at any point before adoption it could be considered for allocation in the Neighbourhood Plan (depending on the respective timing of the two plans). The site relates well to the existing built form of the village and has no significant sensitivity within the landscape as its character is very strongly influenced by adjacent development. However, the site is within the conservation area and surrounding development has an attractive historic character. Sympathetic design, massing and layout would be necessary at any future scheme. However, it is not clear how access would be achieved from the narrow unadopted road, as it already serves a number of residential properties. Also, if access to the site was to be from Fold Lane, this unadopted lane does not have a footpath and is reported by the neighbourhood plan group to be an approved walking route to Chaddesley Corbett school.  (Public Right of Way, Footpath 647) The increase in vehicles using this lane could present safety issues for pedestrians. Before this was allocated, access should be discussed with the Highways Authority to confirm it would be acceptable.

WFR/CC/9 FORMER GARDEN CENTRE, WORCESTER ROAD, HARVINGTON

(CURRENTLY PREMISES OF ADAM HEWITT SALVAGE)

Extract from AECOM Report Dated July 2020

The brownfield area of the site is well screened both from the road and from most of the greenfield area of the site. The brownfield area functions as a natural sub-area within the overall site given the notable contrast in character and physical screening between the two. The greenfield area of the site protrudes into open fields of notably rural character and has much greater sensitivity within the landscape.

The site is separate from, and perceptually distant from, development at nearby Harvington despite its relative proximity. Partly this is because the site is so densely screened that it has no visual relationship with the settlement and functions as an entirely discrete and inward-facing site, though the absence of any pedestrian connectivity further enhances the sense of separation. It is considered that development of the site would present as isolated and dislocated from Harvington.

It is possible that this would be acceptable for small scale development under the current and adopted policy so should be considered in the Neighbourhood Plan as a potential site for allocation, if new housing could be designed to integrated well with the existing settlement pattern. Viability could be an issue due to contaminated land and demolition. Potentially suitable for development if affordable housing use was acceptable to the landowner and identified constraints could be resolved or mitigated.

Don’t forget to complete the short survey:

Your views are very important to us!