8.21 Proposal WEL.1 – Wellesbourne North

8.21 Proposal WEL.1 - Wellesbourne North Proposal WEL.1 ~ Requirements Wellesbourne - Land to North Location Land to the North of Wellesbourne(HELAA references 105, 495, 498) Site Size 129ha comprising of: • A minimum of 1,331 dwellings to be delivered across 97 hectares. • 9 pitches for Gypsies and Travellers. • 2FE Primary School (with scope for expansion to 3FE). • Public open space, including areas of play, an outdoor sports pavilion, biodiversity, and public rights of way. 47.5ha (27ha net) of employment land at Wellesbourne Campus. Summary Land within the Strategic Growth Location will be developed to deliver: • A minimum of 1,331 new homes, to be delivered within the plan period). • 9 pitches for Gypsies and Travellers. • 2FE Primary School (with scope for expansion to 3FE). • A local centre, which may need to include a health facility. • Public open space, including areas of play, a sports pavilion, biodiversity, and public rights of way. • Linkages to the existing highway network to improve capacity in the wider network. • Sports provision in accordance with the latest Playing Pitch Strategy and Indoor Sports Facilities studies – including an outdoor sports pavilion. • A network of multi-functional green spaces. • Active travel links to Wellesbourne Centre.  • 47.5ha (27ha net)of employment land primarily in research and development and office use at University of Warwick, Wellesbourne Campus. Timescale Anticipated to be delivered from 2033-2042 in the plan period. Opportunities for early delivery will be considered given the ability of sites to come forward in a phased manner. Where this occurs, it is vital that the development of these earlier phases does not preclude delivery of the 1,550 dwellings and associated development and that the early delivery of relevant infrastructure is taken into account. Key Development and Land Use Requirements • A minimum of new homes, to be delivered within the plan period). • 9 pitches for Gypsies and Travellers. • 2FE Primary School (with scope for expansion to 3FE). • A local centre, which may need to include a health facility. • Public open space, including areas of play, a sports pavilion, biodiversity, and public rights of way. • Linkages to the existing highway network to improve capacity in the wider network. • Sports provision in accordance with the latest Playing Pitch Strategy and Indoor Sports Facilities studies – including an outdoor sports pavilion. • A network of multi-functional green spaces. • Active travel links to Wellesbourne Centre. • Delivery of highway improvements and financial contributions having regard to the Strategic Transport Assessment or Infrastructure Delivery Plan. • Provision of on-site bus infrastructure and contributions to enhancements to existing services. • Delivery of affordable housing provision in accordance with the requirements set out in the Strategic Housing Market Assessment, SWLP Annex C. • Provision of and/or contribution to community facilities such as community buildings and sports facilities (in line with the requirements set out in the latest available Playing Pitch Strategy and Sports Facilities Assessments.). • Delivery of continuous green and blue infrastructure corridors linking to adjacent networks and utilising existing and potential habitats, in particular retention and enhancement of hedgerows and hedgerow trees, and networks. • 47.5 ha (27ha net) of employment land primarily in research and development and office use at University of Warwick, Wellesbourne Campus to be in accordance with following Concept Plan: • It is envisaged that built form will constitute approximately 50% of the Concept Plan area. Development of the Wellesbourne Campus should also accord with the Character Areas Plan shown in Section 8.22 and the following height and land use requirements: Character Area 1: • Community uses – playing fields, gym/pavilion, nursery and relocated ancillary on-campus accommodation. • Building heights should be between 1 and 2 storeys set back from the western edge to ensure substantial landscaped screening. Character Area 2: • Research and innovation uses. • Building heights should be 1-2 storeys at the Northern edge of the character area increasing to 2-3 storeys at the southern edge of the character area to front on to the ‘central loop’ of internal roadways. Character Area 3a • Uses should include a combination of research and innovation uses, as well as collaborative activities between campus users within the innovation hubs. • Building heights to be between 2 and 3 storeys. Character Area 3b • Uses should include a combination of research and innovation uses, as well as collaborative activities between campus users within an innovation hub. • North of the brook buildings should be 2 - 3 storeys in height, south of the book buildings should be 1-2 storeys in height. Character Area 4 • Proposed uses to be focused on the campus community, providing a central community hub that integrates the different areas of the campus including a mobility hub, innovation hub and canteen, campus HQ, and some research and development uses within the landmark innovation building. • Buildings should be between 1 and 3 storeys. Opportunity for landmark feature buildings along the central boulevard, so as to create an identity and gateway for the Campus. Character Area 5 • Uses should include a combination of research and innovation uses, in addition to centralised multi-storey car parks and a centralised waste, recycling, utilities and energy hub. Building heights should be 2 to 4 storeys along the A429 frontage with 4 storey buildings situated at the gateway to the campus. Opportunity for landmark/feature buildings facing the new campus entrance and boulevard, so as to create an identity and gateway for the Campus, integrating with the east-west central boulevard. Infrastructure Funding Requirements Infrastructure will be provided through a Section 106 agreement or Community Infrastructure Levy (CIL) depending on the type of contribution sought. Urban Design Principles • Planning applications must be supported by a Masterplan that has been agreed in advance with the Local Planning Authority. • A consolidated Masterplan to be prepared in order to demonstrate that the sites will come forward in a coordinated manner and that required infrastructure will be accommodated on site (including health facility and primary school). • Proposals to demonstrate how they have accounted for the strategic design principles set out in Policy DS.19 (including Design Codes). • Development blocks to deliver minimum densities of 40 dwellings per hectare (net). Higher densities will be considered appropriate within areas identified for neighbourhood centres and key community facilities. • Proposals will be expected to follow the 20-minute neighbourhood concept where most daily needs can be met within a short active travel trip with car use minimised. • The development should be designed to deliver active frontages in the areas identified for neighbourhood centres. • Development will be expected to be designed and delivered in line with the recommendations set out in the SWLP Landscape Assessment and/or the Warwickshire Landscape Guidelines. In particular development should: • Enhance the River Dene corridor and associated riparian trees and vegetation which form a continuous landscape and ecological feature. Retain buffers around the river corridor and avoid built development that would interrupt their visual or functional continuity. • Retain and enhance public rights of way as informal countryside routes, ensuring they continue to offer open views, rural tranquillity and access to the wider valley landscape. • Set development back from ancient and semi-natural woodland, to protect its ecological value, landscape function, and role in containing the southern edge of the settlement. • Delivery of employment development at Wellesbourne Campus should accord with Policy DS.5 Local Growth Locations-Employment. Active Travel Requirements • Infrastructure for active travel within the site should demonstrate how the site will connect with neighbouring areas. Access, Highways and Public Transport Requirements Proposals will be required to: • Demonstrate safe vehicular access onto the highway. • Provide linkages to the existing highway network to improve capacity in the wider network with links from the A429 to the west and Newbold Road to the south and a link from the A429 to Newbold Road. • Contribute to highway network improvements on the wider road network, required in compliance with Policy BN.16 to identify any opportunities to address existing road safety issues in the wider road network. • Contribute towards public transport improvements and connections including improvements to existing bus services to Stratford-upon-Avon and other settlements. Historic Environment Requirements • Protect the setting of Charlecote Park RPG to the west by avoiding built development in the western part of the site, particularly where it would be visually prominent and affect the park’s relationship with the surrounding countryside. • Any development should be preceded by archaeological investigations to protect and record any undiscovered buried heritage. Flood Risk, Drainage and Water Supply • There are areas of fluvial flood risk within the Site, however – the site is of sufficient size to ensure that residential development takes place within Flood Zone 1 areas and proposals for development should demonstrate that this is the case. • Proposals to demonstrate that areas of surface water flood risk have been similarly addressed. • Areas of surface water flood risk must be dealt with holistically through appropriate master planning, using attenuation basins, swales and flood meadow creation to ensure appropriate, controlled discharge. • Development will be required to ensure that the developable area is directed towards the most suitable locations, avoiding areas of risk and ensuring that there is no worsening of downstream effects as a result of the development. • Easements will be required along the watercourses within the relevant sites, which ideally should be free of all development. The widths of the watercourse easements will need to be agreed with the Lead Local Flood Authority (LLFA), considering the size of the watercourses, their typical flows and their maintenance requirements. Biodiversity and Green & Blue Infrastructure • The site has potential to deliver Biodiversity Net Gain above the 10% minimum because it is currently dominated by intensively farmed arable habitats, which provides significant opportunities for enhancing the overall area of biodiverse habitats and increasing functional connectivity between features of existing value. • Proposals should identify woodland creation activities. • Proposals should seek to retain and enhance onsite hedgerows and mature trees within the design. • Proposals must demonstrate how they will contribute to maintenance and enhancement of existing Green and Blue Infrastructure, including existing water courses. Public Open Space • Public open space to be provided in accordance with Policy ID.15. • This should be delivered through a range of different formal and informal uses including areas of play, allotments, community orchards, and a sports pavilion. • The exact provision of sports pitches will be in accordance with the Playing Pitch Strategy and Indoor Sports Facilities Study. Other Constraints The development will demonstrate a clear strategy for responding