8.22 Proposals STO.1, STO2 & STO3 -Stoneleigh Employment Group

8.22 Proposals STO.1, STO2 & STO3 -Stoneleigh Employment Group Concept Masterplan Location STO 1, 2 & 3 Stoneleigh Employment Group Site Size 188.3ha (total site area) Summary Delivery of 82.3ha of gross non-strategic employment floorspace. Delivery of a new multimodal spine road through the site from Stoneleigh Road through the HS2 compound land and utilising HS2 legacy routes/infrastructure to deliver an alternative access to Stoneleigh Park (acting as a bypass to Stoneleigh village) - as indicated on the Concept Plan. Landscaping in accordance with the recommendations set out in the Council’s SWLP Landscape Assessment. Retention and enhancement of Kings Wood LWS. Sensitive landscaping to minimise impacts to the setting of heritage assets and to protect amenity of nearby residents. Detailed minerals assessment to determine potential for prior or incidental extraction of sand and gravel. Timescale From 2030 to 2050 and beyond. Key Development and Land Use Requirements Land within this allocation will be developed in accordance with the Concept Plan above to deliver: Approximately 82.3ha of gross non-strategic employment land delivered through the following parcels: 5.4ha of net additional floorspace (Use Class B2, B8 and E(g)) to be delivered through intensification of land at the existing Stoneleigh Park site (site ref: 983). 64.9ha of new employment floorspace (Use Class B2, Use Class B8 and Use Class E(g)(iii) uses and ancillary E(g)(i) and (ii) uses) within the parcels north and south of Stoneleigh Road (site ref: 99) 12ha of new non-strategic employment floorspace (Use Class B2, Use Class B8 and Use Class E(g)(iii) uses and ancillary E(g)(i) and (ii) uses) at Manor Fields Farm (part of site 366/STO.2) (NB an appropriate buffer will need to be implemented to protect the character and setting of the grade II Pypes Mill House listed building). Due to the nature of the B4115, it is expected that access would be provided from Stoneleigh Road and through site 99. Infrastructure Funding Requirements Delivery of a multimodal spine route linking Stoneleigh Road with the B4113 to provide an alternative access to Stoneleigh Park and a bypass to Stoneleigh village. Development will need to be phased in a way that ensures early delivery of the full length of spine road. Provision of public open space in accordance with the SWLP Annex C. Provision will comprise amenity open space, parks and gardens and accessible natural areas. Walking and cycling improvements to deliver links through the site from the B4113 to the B4115 to link up with wider cycle networks. Development proposals will be required to contribute to the South of Coventry Sustainable Transport Corridor improving connections to Coventry and Royal Leamington Spa in accordance with SWLP Policy ID.5. Urban Design Principles Proposals will be expected to demonstrate how they have accounted for the strategic design principles set out in Policy DS.19 (including Design Codes). Development blocks need to be designed in a way that is sensitive to the setting of the area and in a way that minimises visual impacts from the A46, Stoneleigh village and any other publicly accessible locations. Proposals will need to be informed by a comprehensive landscape and village impact assessment (LVIA). Boundary hedgerows and trees will be retained where possible to minimise visual impact and to preserve the setting of heritage assets. Enhanced landscaping is likely to be required to further minimise heritage, visual and amenity impacts. Active Travel Requirements The development will be expected to deliver a publicly accessible walking and cycling route through the site linking the B4113 with the B4115 to link up with wider cycle networks. The routes will need to accord with the requirements set out in Local Transport Network LTN/120 Cycle Infrastructure Design. An Active Travel and Sustainable Travel Strategy will need to be prepared to set out how the site will encourage and deliver more trips via walking and cycling. They should address route enhancements, cycle parking, and mobility hubs with opportunities for bicycle rental. Access, Highways and Public Transport Requirements Delivery of a new multimodal spine road through the site from Stoneleigh Road through the HS2 compound land and through to the B4113. This will utilise HS2 legacy routes/infrastructure to deliver an alternative access to Stoneleigh Park (acting as a bypass to Stoneleigh village). The broad alignment is shown on the Concept Plan above. Access to the parcels north of Stoneleigh Road will be via Stoneleigh Road. A corridor will therefore need to be safeguarded within the site to allow sufficient access to the northernmost parcel. Junction improvements on the Stoneleigh Road (either through a roundabout or signalised cross roads junction) to accommodate the developments north and south of Stoneleigh Road Delivery of highway improvements and financial contributions (such junction alterations, road widening, traffic calming, pedestrian crossings and signalisation) in accordance with the requirements set out within the Strategic Transport Assessment or Infrastructure Delivery Plan. Provision of on-site bus infrastructure and contributions to deliver frequent bus services to serve the allocation Financial contributions towards other transport improvements as specified in the Infrastructure Delivery Plan and/or Strategic Transport Assessment Financial contributions towards a high-frequency bus service with new bus stops on Stoneleigh Road, the new spine road and through the Stoneleigh Park site. This will connect the site with Coventry and Kenilworth. Bus stop facilities will comprise shelters, seating, raised kerbs and real-time information. Bus priority measures within the site and at key junctions will be implemented (where feasible). Financial contributions towards the delivery of the multimodal transport interchange (comprising bus-based parking and ride, very light rail and heavy rail provision) east of Kenilworth Road. Environmental Health Requirements Adequate noise and air quality mitigation measures will be required to mitigate impacts associated with the operation of the HS2 and the A46 Kenilworth Bypass. Proposals will need to consider potential amenity impacts associated with neighbouring land uses to ensure that impacts (such as noise, or light pollution/light spill) are avoided or mitigated as required. The amenity of residents of Mary Lodge Drive, Grovehurst Park and the Cunnery will require specific consideration. Historic Environment Requirements Development will be expected to be designed and delivered in line with the recommendations set out in the SWLP Landscape Assessment and SWLP Heritage Assessment. Through sensitive design, the development will be expected to minimise and mitigate impacts to the following assets and their settings: Nearby listed buildings including those associated with the Stoneleigh Abbey (Grade I) and the surrounding estate. The Stoneleigh Abbey Grade II* Registered Park and Garden. The Stoneleigh Conservation Area. The Stare Bridge Scheduled Monument. Any development will be of a height and density which can be screened by the existing planting within and around the registered park and gardens. Existing trees and hedgerows will be retained in order to screen views to and from the strategic site and, where necessary, enhanced. An adequate buffer with appropriate landscaping will need to be provided to protect the character and setting of the grade II listed Pypes Mill House. Flood Risk, Drainage and Water Supply No built development will be permitted in any part of the areas of the site which fall within Flood Zones 2 and 3. Such zones are located along the northern western and north eastern extents of the site. The development will be the subject of a comprehensive Flood Risk Assessment and Drainage Strategy which will: Address areas at risk of ground and surface water flooding (in agreement with the relevant lead local flood authority); Integrate sustainable surface water management through the site throughout the lifetime of the development; Identify opportunities for floodwater storage through the provision of sustainable urban drainage systems (’SuDs’), such as swales, detention basins, and permeable paving, to store and infiltrate runoff, reducing surface water entering sewer systems. Wherever possible these should be integrated with green and blue infrastructure and the public realm (as agreed with the relevant Council’s Open Spaces team); and Engage with local organisations such as Warwickshire Wildlife Trust or the Woodland Trust and catchment partnerships to seek opportunities for flood risk mitigation and environmental betterment Climate Change All development will be required to be designed and delivered in accordance with sustainable design and construction principles and in accordance with the Net Zero Carbon policies within the SWLP. Development will be expected to maximise opportunities for micro energy generation including through rooftop solar panels on buildings or structures. Biodiversity and Green & Blue Infrastructure The development will deliver a comprehensive network of green and blue infrastructure spaces and corridors, based on the landscape character of the site, which will enhance the attractiveness of the development and sustain a sense of place, promote a sense of community and social interaction among employees and encourage health and well-being. Development will be required to retain, enhance and incorporate existing natural assets including: the Kings Wood Local Wildlife Site/ ancient woodland, as well as other pockets of designated ancient woodland existing hedgerows and trees (unless removal is necessary to enable development) the ‘River Avon and Tributaries’ Local Wildlife Site. Retention of valuable habitats (such as hedgerows, ponds and veteran or ancient trees) or species as identified through the Ecology Assessment, Landscape Assessment and/or other evidence supporting the SWLP or available at the planning application stage. Ecological management plans will need to be produced and agreed with the Warwickshire County Council Ecology and Warwick District Council Green Spaces teams. Delivery of a minimum of 10% biodiversity net gain, as agreed with the Warwickshire County Council Ecology and Warwick District Council Green Spaces teams. Public Open Space Delivery of public open space on site in accordance with the requirements and standards set out in SWLP Annex C. For commercial developments, this includes provision for: • Amenity open space • Parks and gardens • Accessible natural areas Other Constraints Masterplans will need to take sufficient account of the Kingsbury to Blisworth oil pipeline that impacts the parcels north of Stoneleigh Road. Easements will need to be agreed in consultation with the British Pipeline Agency. Based on a provisional mineral survey undertaken for STO.2 (Manor Fields site ID 366) showing resource potential to the north of the site, and the site’s location in a defined sand and gravel mineral safeguarding area, a detailed mineral assessment will be required to establish the type and quantum of resour