LAND EAST

OF SCHOOL LANE

 

COVEN

Staffordshire based and family-owned Cameron Homes seeks your views on proposals for residential development on land between the A449 (Stafford Road) and School Lane in Coven.

LOCATION PLAN

The Site
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The site is currently agricultural grazing land extending to approximately 2.72 hectares.

THE EXISTING SITE

The site is located on the north eastern edge of the village of Coven. Existing properties are located to the south and west, including a mix of single and two story properties across Sunset Close, School Lane and Light Ash Close. The A449 (Stafford Road) lies to the east of the site. Coven Park which has a football pitch and play equipment, is located north of the site.

AERIAL PHOTO OF THE SITE WITH RED-LINE BOUNDARY

There are a number of constraints present as follows:

  • Hedgerow and hedgerow trees are located along the site’s boundaries
  • The proposed access crosses an area of existing play equipment and the football field
  • The amenity of existing residents adjacent to the site including Sunset Close, School Lane and Light Ash Close
  • Noise traffic from the A449 (Stafford Road).

There are a number of opportunities present as follows:

  • Existing hedgerows can be retained and strengthened
  • Delivery of additional publicly accessible open space on the site
  • Opportunity to deliver biodiversity enhancements through the creation of new habitats and green spaces.

Policy Context
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Government Policy
The Government requires local planning authorities to have an up-to-date local plan to shape how land use and places will change and develop in the future. The planning system is intended to be genuinely plan-led. Local plans are required to provide a positive vision for the future of each area; a framework for addressing housing needs and other economic, social and environmental priorities; and a platform for local people to shape their surroundings. Local plans must support the delivery of enough homes to meet housing needs. Housing needs for a particular local authority area are established through a standard formula set by the Government.

South Staffordshire Planning Policy
The South Staffordshire Local Plan currently includes the Core Strategy adopted in December 2012 and the Site Allocations Document (SAD) adopted in September 2018.

The SAD Policy SAD3 (Safeguarded for Longer Term Development Needs) identified the site as safeguarded land to meet longer housing development needs between 2028 and 2038, or to be released through an early review of the Local Plan. Upon adoption of the SAD, this site (site 082) was removed from the Green Belt. South Staffordshire District Council is currently undertaking a Local Plan Review and the site is identified as draft housing allocation, to deliver a minimum of 48 homes.

LOCAL POLICIES MAP EXTRACT

The draft policy sets out the following key requirements for this site:

  • Replacement of playing field land to ensure development results in no net loss of pitch provision.
  • Historic environment mitigation for the site, including retention and enhancement of tree and hedgerow boundaries bordering the site and any mitigation required as a result of archaeological investigation.
  • Any relevant policy requirements including affordable housing, open space, education, health, sports and recreation, energy efficiency, climate change mitigation, flood risk mitigation, highways, sustainable transport, housing mix and green infrastructure, delivered in line with the relevant development plan policy standards.
  • Vehicular and pedestrian access via the playing fields off School Lane.

What is Proposed
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Homes
The proposal includes the construction of 70 new homes ranging in size to meet the needs of first-time buyers, couples and families.

The housing mix includes a range of detached, semi-detached and terraced properties, with provision of affordable homes and bungalows designed to meet the needs of older persons.

All homes will be provided with Electric Vehicle charging capabilities and will meet new building regulations which require homes to be far more energy efficient than those built previously.

SITE LAYOUT

Access
It is proposed to access the site via a new T-junction on School Lane, just to the south of Cornflower Meadow.

Pedestrian connectivity will be provided with new footways across the site connecting to the existing footway along School Lane. The internal footways have been designed to create an internal recreational path around the edge of the site.

GOOGLE STREETVIEW

Open Space
New public open space is proposed within the site along the northern, eastern and southern boundaries.

The areas of public open space will include soft landscaping and planting and will be overlooked by the proposed new homes.

Accessing the site will necessitate the relocation of the existing play equipment and football pitch. The relocated play equipment and football pitch will be enhanced.

The only tree that would need to be removed is one required to form the new access point to School Lane. All other trees and hedgerow will be retained and there will be new tree and hedgerow planting throughout the new development.

Drainage
Any application would be supported by a Flood Risk Assessment and drainage strategy.

The development would utilise Sustainable Drainage Systems (SuDS) to deal with surface water. This will include the provision of an attenuation pond in the south western corner of the site. The location of the pond has been determined by site topography and represents a low point in the immediate area. This has been designed to make allowance for storm events up to 1 in 100 year return period plus an appropriate allowance for climate change.

Local Infrastructure
On site provision and/or financial contributions will be provided towards local infrastructure to mitigate any impact of the development. These contributions will be secured through a legal agreement. Any on site infrastructure or off-site financial contributions will be finalised through a future planning application following discussion with South Staffordshire District Council and other infrastructure providers including Staffordshire County Council Education and the Integrated Care Board (health).

What is the Design Approach?
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The design of the proposed layout has been informed by a number of constraints and opportunities including the presence of trees and hedgerows, any longer-distance views of the site and the need to protect the amenity of residents, including existing neighbours.

The key design principles are as follows:

Inclusive access to enable residents to move around comfortably without encountering obstructions.

Provision of a layout arrangement within the site to foster low speed vehicular movement.

Provision of a variety of house types and sizes to contribute positively to the quality and character of the new development and reflect the local vernacular. In addition to 2, 3 and 4 bed houses, this includes some 1 bed maisonettes and a variety of 2 bed bungalows.

Positioning of bungalows along the entrance to the site to reflect the adjacent bungalows along Sunset Close and to create a soft development edge towards Coven Park.

Achieve good quality architectural and public realm detailing through use of good quality materials and to create a distinct character for the development.

Reflecting the linear forms of prevailing residential development at Light Ash Close and Sunset Close.

Ensuring homes have on-plot and integral parking to reduce the need for street parking.

Retention of existing trees, vegetation and habitat features and provision of new public open space, landscaping and tree planting to soften visual impact of development.

Noise attenuation fencing to mitigate against noise from the A449 (Stafford Road).

The relocation and improvements to the play area and football pitch at Coven Park.

Design and Character
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Cameron Homes is committed to the highest quality of design and detailing in all of its developments. It is acknowledged that good quality architectural and public realm detailing is intrinsic to delivering a quality development.


In particular, the elevation design and architectural detailing will pay particular attention to the following:

Proposed Layout
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PROPOSED LAYOUT

Feedback
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If you have any comments or questions on any part of the development proposal, you can visit our drop in session at Coven Memorial Hall between 4pm and 7pm on Thursday 24th October or comments can be left via the feedback form below.

Thank you for taking the time to visit this website.