8.6 Proposal BIT.3 – Bishop’s Tachbrook – Land North West

8.6 Proposal BIT.3 - Bishop’s Tachbrook - Land North West Proposal BIT.3 ~ Requirements Bishop’s Tachbrook – Land to North West Site Size 122 hectares of land delivering a minimum of 1,720 dwellings across a developable area of approximately 46 hectares, with approximately 74 hectares available for public open space. Summary BIT.3: Land to North West of Bishop’s Tachbrook expands existing growth to the south of Warwick and Royal Leamington Spa along Europa Way but focuses development on the existing settlement of Bishop’s Tachbrook, east of Europa Way. It recognises that this is an area of key strategic importance for housing delivery in Warwick District given its location outside of the Green Belt, but that it has also seen a high level of housing growth in recent years. This means that it is vital that opportunities to ensure the delivery of community infrastructure for existing residents is a key part of the vision for the site. This means ensuring overall connectivity with the existing settlement to the south and east, and facilities associated with the Asps development to the north, as well as the other strategic allocations at BIT.1 and BIT.2. Development proposals will be expected to retain effective visual separation between Bishop’s Tachbrook, Royal Leamington Spa, and Warwick through sensitive masterplanning, utilising green buffers and the natural topography, whilst ensuring through connectivity to infrastructure assets via active travel routes. Land within this allocation will deliver a minimum of 1,720 new homes in the plan period. The development will also consist of approximately 74ha of public open space, community facilities, retail and supporting facilities. This includes an approximately 40ha extension to the Tachbrook Country Park to ensure a green lung exists between the north of Bishop’s Tachbrook in perpetuity. Timescale From 2028/29 to 2040/41. Opportunities for early delivery are to be considered given the availability of smaller scale sites within the area. Where this occurs, it is vital that the development of these smaller parcels does not preclude the broader delivery of the larger land parcels which are likely to require a greater level of enabling work prior to construction commencing. Key Development and Land Use Requirements • Approximately 46ha of land for housing – A minimum of 1,720 dwellings, to be delivered in line with the requirements of the latest SHMA. The housing mix will include an appropriate provision of affordable housing, self-build and custom housing and other unit types to meet local needs. • A mixed-use community hub with the potential for local retail uses, a village hall, a GP surgery subject to confirmation of the appropriate mix as a response to local needs at the time of a planning application. • Approximately 2 ha of land for A 2 Form of Entry Primary School • Approximately 74ha of land for public open space including a range of uses including sport pitches subject to confirmation of requirements from WCC. The development will include a 40ha extension to the Tachbrook Country Park, working in partnership with the parish council to deliver their aspirations for the space. Tachbrook Country Park is identified feature of the Bishop’s Tachbrook Neighbourhood plan and builds on existing proposals contained there. Infrastructure Funding Requirements Funding contributions will be required for either the expansion of existing facilities at Oakley School or for a new secondary school to serve the existing settlement alongside Oakley School. Consideration must also be given to in-combination effects triggering infrastructure requirements alongside other development proposals at Bishop’s Tachbrook, most notably BIT.1 and BIT.2 to the West and South West. Development proposals will also be required to make improvements to accessibility along Europa Way subject to confirmation by the Highways Authority. If the development proposals come forward in advance of BIT.2, it is required to demonstrate that a viable solution is in place regarding impacts on Europa Way, Greys Mallory and the M40. Development proposals will be required to contribute to the South of Leamington Sustainable Transport Corridor improving connections to Leamington via Europa Way in accordance with SWLP Policy ID.5. Urban Design Principles All development shall be delivered through site wide masterplan that is agreed to by all landowners and developers prior to the submission of any planning application. The site area has been defined through a large range of available land in Bishop Tachbrook and is centred on proposals at Land East of Europa Way (HELAA Ref: 698). Additional HELAA Sites included in the site area include: • Land to South of Mallory Road, Bishop’s Tachbrook (HELAA Ref: 150) • Land North of Mallory Gardens, Bishop’s Tachbrook (HELAA Ref: 152) • Land West of Mallory Gardens, Bishop’s Tachbrook, (HELAA Ref: 156) • Land West of Bishop’s Tachbrook (HELAA Ref 157) • Land at Solar Farm, Mallory Road, Bishop’s Tachbrook (HELAA Ref: 618) • Land at New House Farm, Bishop’s Tachbrook (HELAA Ref: 957) The focus of proposals is to the north of Bishop’s Tachbrook, stretching round its western boundary to Mallory Road. This is with the exception of Land to the South of Mallory Road, as defined by the policies map. Development to the south and east of the existing settlement will not be supported. Development proposals must maintain effective separation between Bishop’s Tachbrook, Royal Leamington Spa and Warwick, utilising the Tachbrook Country Park and localised landscape buffers. these are permeable to enable connectivity between these locations. Consideration is required of the existing varied and undulating site topography, and particularly the role of Windmill Hill. The approach to masterplanning should be landscape led and ensure that key views to and from the development are retained or configured to ensure the retention of rural tranquillity. 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. Active Travel Requirements Active travel will play a key role as part of the vision for integrated green and blue infrastructure. The north west to south east public right of way that connects the A425 to Bishop’s Tachbrook via the Asps must be retained as part of the proposals. In addition, new footpaths and public rights of way will be provided through the country park ensuring connectivity to the Asps Park and Ride and Oakley School for both existing and future residents. This will ensure that residents across Bishop’s Tachbrook parish can enjoy amenities and services at a range of locations, whilst retaining the distinct character of the historic village and new development. Development proposals will be required to deliver onward connectivity of active travel links beyond BIT.3: Land to North West of Bishop’s Tachbrook towards Warwick and Leamington, working in partnership with the Highways Authority and other providers to deliver connection to key locations in the urban areas to the north. Access, Highways and Public Transport Requirements Primary access points would be located on the eastern boundary on the A452 Banbury Road/Europa Way with further options for secondary access on Mallory Road. Consideration is required to ensure that adverse impact on traffic conditions on Europa Way is mitigated. Development proposals must consider their relationship with the existing settlement at Bishop’s Tachbrook and minimise reliance on Mallory Road in access arrangements, ensuring active transport modes a predominantly used by future residents into the settlement. Active transport links to Oakley Wood Road will be supported, provided it can be demonstrated it would not impact upon the operation of the Tachbrook Country Park. This would improve access to Oakley School and reduce the pressure on the surrounding road network. Opportunities are in place for connectivity to a replacement M40 junction as part of the BIT.2: proposals, with through connectivity directly to the A452. Subject to confirmation, options are to be explored regarding network improvements to the A452 and the removal of the western arm of the A452 from the Greys Mallory roundabout. This would allow for through active travel access via dedicated cycleways into the centre of Royal Leamington Spa. Environmental Health Requirements Consideration is required of noise impacts and effects on air quality stemming from A452/Europa Way and A452/Banbury Road. Historic Environment Requirements Consideration is required of the impacts on the Grade II Listed barn at New House Farm. Access to the heritage asset is via a single-track from Banbury Road that passes through the site. Heritage assessment must be undertaken as part of the development proposals to ensure that appropriate measures are in place to ensure mitigation through design. Secondary consideration of effects on the Bishop’s Tachbrook Conservation Area, including the Grade I Listed St Chard’s Church is also necessary, ensuring mitigation is in place to retain the significance of historic features as required. Flood Risk, Drainage and Water Supply Whilst the Site is located predominantly in Flood Zone 1, there are some areas of surface water flood risk which must be considered as part of any masterplan. A scheme of SuDS should ensure that any runoff to the Tach brook is appropriately attenuated so that there are no harmful downstream effects because of the development. Developments proposals are required to consider the expansion of the Warwick-Longbridge Sewage Treatment works, which may see the construction of a new 250mm diameter foul water main across the site in a north westerly direction from Bishop’s Tachbrook towards Europa Way, crossing into the Asps. Consideration of this will be required as part of development proposals, with Severn Trent Water consulted to confirm the final layout of any future pipeline and any easement requirements. Biodiversity and Green & Blue Infrastructure The proposed expansion of Tachbrook Country Park will be a multifunctional Green and Blue infrastructure asset. It will provide a strong green buffer to the northern parts of Bishops Tachbrook ensuring that functional gap is maintained in the landscape south of Royal Leamington Spa. It will deliver a 10% Biodiversity Net Gain, that delivers ecology and habitat diversification to a landscape associated with modern farming. It will ensure that the Tach Brook becomes a natural, biodiverse asset that is. available for public enjoyment. The country park will maintain a distinct visual and physical separation between Heathcote and Bishop’s Tachbrook and provide onward connectivity to other community assets. It will play an important role in reinforcing landscape character and quality. Elsewhere, consideration must be given to the Greys Mallory Local Wildlife Site, ensuring that it is retained and enhanced by proposals, during the construction and operation of the development. Opportunities for Green Infrastructure on the western boundary of Bishop’s Tachbrook to provide effective separation must be explored as part of any detailed site masterplan, responding to site context such as existing landscape features, biodiversity assets, and topography to create a pleasant transition between BIT.3 and the existing settlement of Bishop’s Tachbrook. Public Open Space As noted above, the key piece of Public Open Space is the Tachbrook Country Park, which will be delivered between the site promoters and the aspirations of the local community. Policy BT2 of the Bishop’s Tachbrook Neighbourhood Development plan sets out the following aspirations for the Tachbrook Country Park. The following principles must be important considerations as part of a masterplan: • Connections to the country park that help to link existing and new residential areas with community facilities, especially schools. • Outdoor sport and recreation use compatible with the use of the country park. • Protection of outdoor sport and recreation uses compatible with the use of the areas as a country park. • Protection of existing and creation of new habitats. The combined provision of land identified as part of BIT.3 and the NDP is expected to deliver a