Ruddington Housing Land Assessment

Parish / Town: Ruddington

Site area (hectares): 59 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 1,200

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 1,200

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: The site is located within the Green Belt. The site submission extends between Ruddington and Bradmore. Development of the whole site would lead to the merging of the two settlements.

Flood risk: The site is not at risk of flooding from watercourses. Parts of the site are identified at risk of flooding from surface water.

Landscape assessment: SN04 – Cotgrave and Tollerton Village Farmlands. The overall landscape strategy is ‘Enhance and Restore’. The landscape condition is moderate. The character strength of the area is moderate. The area has a relatively uniform character of arable fields with prominent village fringes. Urban elements are frequent and exert a strong influence. Man-made elements and landform have a localised influence on character (LCA 2009). Reasonably flat arable farm land east and west of Ruddington. Landscape is typical of the surrounding rural area, with little scenic quality. Public Rights of Way are limited but provide recreational value. Topography and field boundary vegetation mean that the area of search is largely visually enclosed. Small blocks of woodland and hedgerows within the area of search offer the potential to develop a sense of place underpinned by a green infrastructure network. Ruddington has textiles heritage, notably knitting and lace, which could contribute to a distinct character for a new settlement.

Green infrastructure: There are no existing green infrastructure assets within the site. There may however be opportunities to design multi-functional infrastructure within any development of the site.

Historic environment: Bradmore conservation area to the south of the site. No listed buildings within or within the setting of the site. HER identifies a potential location of a windmill alongside Mill Lane, otherwise nothing of significance identified. Potential harm to this archaeological feature, extent of this feature will be limited and its location is already well known.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. It is however bounded by hedgerows in varied condition which are a LBAP habitat. In addition, whilst most of the site is intensively farmed, there are some areas of grassland in the north and along farm tracks. The site falls within the urban fringe Green Infrastructure zone. Development within this area must incorporate accessible infrastructure that provides recreational opportunities, wildlife benefits, and enable pedestrian and cycle access to the wider countryside.

Air quality / contamination: The site is not within or in proximity to an Air Quality Management Zone. No areas identified as potentially contaminated land.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access would have to be created of the A60, which is a 50MPH road at this location

Accessibility: The nearest bus stops are on the A60 to the north and south of the western edge of the site. These stops are served by buses to Nottingham and Loughborough, which run hourly during the day. The site is some distance from the village centre.

Other issues: None stated

Agricultural land: The site is predominantly grade 2 agricultural land with some grade 3.

Deliverability: Site is being promoted on behalf of a landowner. No known developers involved in the site. The site is under single ownership. No known issues regarding ransom strips.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: The positives to this site is that there are limited constraints identified in relation to impact on heritage assets. There site is also not at risk of flooding from watercourses. The western part of the site is adjacent to a frequent bus service, although the site is not within easy walking distance of the main facilities within Ruddington. The challenges to the development of the site as a whole would merging the settlements of Ruddington and Bradmore. The site also contains best and most versatile agricultural land.

Parish / Town: Ruddington

Site area (hectares): 1.9 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 50

Density (dwellings/hectare): 25

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Freestanding

Allocated site reference: None

Status: Previously refused planning permission

Number of dwellings remaining: 50

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Site is Rud/C in the Rushcliffe Green Belt Review. As an outlying development within a strategically important area of the Green Belt (between Ruddington and the main urban area of Nottingham), this site performs well against those Green Belt purposes which restrict sprawl, prevent the merging of settlements and safeguards the countryside from encroachment. The overall score of 16 reflects the final conclusion that this land is of medium-high Green Belt importance.

Flood risk: Site is within Flood Zone 1. A small area in the south east corner is susceptible to surface water flooding.

Landscape assessment: Aggregate LVIA score: 47/100. The site is an area of rough ground which lies to the west of the A60 and just to the north of Ruddington. There is a low landscape value within the study area as a result of the lack of conservation interests and recreational value, as well as the low scenic quality. In terms of the landscape susceptibility to change, this is medium as the site would form an urban extension between the main block of Ruddington and the cluster of properties on Old Loughborough Road, joining the two. This would lead to an increased perception of built form and potentially increased perception of coalescence between West Bridgford and Ruddington. The landscape sensitivity is low overall. Visually, the site has little value and also a low visual susceptibility given the low visibility of the site as well as the site not contributing to the visual amenity of either transport or recreational receptors. The visual sensitivity is overall low.

Green infrastructure: Site may contain biodiversity assets. No other GI assets are within the site. Golf Club is adjacent and school playing fields are in close proximity. Area is identified as existing grassland in the BOMR. Development should not compromise the connectivity of these sites and the wider network of grassland sites.

Historic environment: There are no heritage assets within or in close proximity to the site. Adjacent to archaeological alert ARCH/3560 - Pre 1835 Brick Kiln / Industrial complex.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. It is however bounded by hedgerows in varied condition which are a LBAP habitat and the pasture may contain locally important neutral grassland plant species. The BOMR identifies land surrounding the site as grassland. Hedgerow quality and connectivity should be preserved and enhanced in accordance with Wider Landscape objectives within Biodiversity Opportunity Mapping Report. Adverse effects should be avoided, mitigated or as a last resort compensated.

Air quality / contamination: Site is not within or adjacent to a AQMA.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park

Highways and access: NCC policy precludes access for new developments onto major A roads except in special circumstances.

Accessibility: The nearest bus stops are on the A60. These are in close proximity of the site. These stops are served by buses to Nottingham and Loughborough. The site is some distance from the village centre.

Other issues: None listed

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land however not in agricultural use.

Deliverability: The site was promoted for development throughout LP2 preparation process, therefore it is considered to be available.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Whilst public transport passes the site, it is located away from the village centre. The site has low landscape value. Site may have biodiversity value. Main issues relate to the sites medium-high Green Belt importance together with the highways authority not allowing for the creation of new direct accesses onto major roads. Site was promoted for housing development throughout the LP2 preparation process and is therefore available.

Parish / Town: Ruddington

Site area (hectares): 6.6 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 167

Density (dwellings/hectare): 20

Site source: Housing Allocation

Planning reference: 19/01287/FUL

Type of site: Adjoining key settlement

Allocated site reference: Policy 6.1

Status: Under Construction - over 75% of dwellings completed.

Number of dwellings remaining: 29

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: The site is not located within the Green Belt.

Flood risk: Significant areas of land adjacent to Packman Dyke and Wilford Road are within Flood Zone 3. The majority of the remaining area is within Flood Zone 2.

Landscape assessment: Aggregate LIVIA score: 55/100. Site RUD/003 is comprises a play area and set-aside field on the northern edge of Ruddington. Landscape value within the study area is low, owing in part to the lack of both conservation interests and recreational value. There is also a low landscape susceptibility, with development of the site forming an extension of the urban edge and resulting in no loss of key characteristics. The landscape sensitivity is overall low. In visual terms, there is limited value apart from the presence of the play area. However, the visual susceptibility is medium, with the site forming part of the rural setting for a medium number of receptors and generally being visible within its surroundings, particularly when viewed from the north. The visual sensitivity is medium overall.

Green infrastructure: Loss of Sellars Field is a significant constraint. Replacement open space required. Packman Dyke is part of the ecologically important water course and green infrastructure network.

Historic environment: There are no heritage assets within or in close proximity to the site.

Nature conservation: The land is bounded by the Packman Dyke, this ditch feeds into the Fairham Brook, and is a priority habitat, identified in the LBAP. The dyke is also identified as an existing wetland in the BOMR. In accordance with the BOMR, ditches should be buffered and managed to improve connectivity of water bodies, biodiversity and reduce diffuse water pollution. Direct adverse effects or indirect effects on nature conservation sites downstream should be avoided, mitigated or as a last resort compensated.

Air quality / contamination: Site is not within or adjacent to a AQMA

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access off Wilford Road likely to be achievable. The problem with all major developments in Ruddington is the impact on junctions in and around the village centre. Easthorpe Street, Kirk Lane and Flawforth Lane junction would require improvement.

Accessibility: The nearest bus stops are on Wilford Road. They are served by regular buses (Navy Line 3 during the day) to Nottingham, Clifton and Ruddington. The site is relatively close to the village centre and facilities.

Other issues: None stated

Agricultural land: Broad ALC maps identify that part of the land is Grade 2 with the other part classified as 'urban'. However there are no urban features within the site.

Deliverability: Allocated in the Local Plan Part 2. Under construction.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Allocated in the Local Plan Part 2. Under construction.

Parish / Town: Ruddington

Site area (hectares): 0.05 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): 20

Site source: Planning Application

Planning reference: 22/00601/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required.

Number of dwellings remaining: 1

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission for minor residential development. Deliverable within 5 years.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Planning permission for minor residential development. Deliverable within 5 years.

Parish / Town: Ruddington

Site area (hectares): 36 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 350

Density (dwellings/hectare): 10

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site is located within the Ruddington West Strategic Area. It scored 14 within the Green Belt Review 2022. This broad area is contained by the existing edges of Clifton to the west, and, in part, Silverdale and Ruddington. It is not considered that development would round off the built up area. The Fairham Brook is a feature that may contain development going out from the Clifton direction.

There are few strong features that could contain development going out from the Ruddington direction south of Clifton Lane. There are intermittent hedgerows and tree belts in the fields to the north of Clifton Lane. The broad area has no topographical features and is relatively flat. This broad area in large prevents the merging of Clifton and Ruddington. Development in this location could physically join the two settlements together. Would potentially be less of an issue going out from the Clifton direction if the Fairham Brook was used as a boundary.

There are some areas of inappropriate developments, particularly in the area between Clifton and the Fairham Brook, along Clifton Lane, although this ribbon development could be considered to be a washed over part of Ruddington, the majority of the area consists of arable fields that are clearly within open countryside. Some hardstanding at the former Fairham Comprehensive School remains.

Flood risk: Land adjacent to the ditch on the southern boundary is within Flood Zone 3, as is the western edge of the site adjacent to Fairham Brook.

Landscape assessment: Aggregate LVIA score: 55/100. The site is a wedge of arable land which separates the settlements of Ruddington and Clifton. Recently there has been development on Pasture Lane near the site's eastern boundary, which contributes to the site's urban fringe character. The study area is of low landscape value, which is partly as a result of the low amount of scenic quality, as well as the lack of conservation interests and recreational value. However, owing to the potential for perceived coalescence, there is a medium landscape susceptibility. The landscape sensitivity is overall low.

In visual terms, aside from the site forming a visual break between settlements, there is little visual value associated with the site. The site is a small part of the rural setting for residential receptors, contributing to a low visual susceptibility. The visual sensitivity is overall low.

Green infrastructure: Fairham Brook is an important wildlife corridor and green infrastructure. This would be significantly affected if the site were developed completely. Development would offer opportunity to deliver multi functional green infrastructure, improve the biodiversity of the site, connectivity with neighbouring wildlife site assets and the performance of the wider wildlife corridor

Historic environment: There are no heritage assets within or in close proximity to the site.

Nature conservation: The site is directly adjacent to the Fairham Brook Nature Reserve, a Local Wildlife Site. Valued for its grassland and scrub, the site has been adversely affected by canalisation of the brook, lowering of the water table and urban edge effects. The site is also bounded by a ditch on its southern side. Ditches are a LBAP priority habitat. Development should avoid, mitigate or compensate for any direct or indirect effects on the LWS or priority habitats.

Air quality / contamination: The site is not within or in close proximity of a Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: The problem with all major developments in Ruddington is the impact on junctions in and around the village centre. Easthorpe Street, Kirk Lane and Flawforth Lane junction would require significant improvement.

Accessibility: The nearest bus stops are on Clifton Lane. These are in close proximity of the site and they are served by buses to Nottingham, Clifton and Ruddington which run every hour during the day. The site is a 15 minute walk from the centre of the village. There is reasonable provision of cycle routes along Clifton Lane back towards Ruddington.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land and also 'urban' in parts. However, there are no urban features within the site.

Deliverability: Site being promoted therefore is available for development.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Whilst most of the site is relatively free of physical constraints and relatively close to frequent public transport, it lies some distance away from the main facilities at Ruddington and Clifton. The western part of the site is located adjacent to the Fairham Brook Nature Reserve. More importantly, the site as a whole forms an important gap between Clifton and Ruddington and development of any scale would breach the strong defensible boundary at Pasture Lane. Due to the significant Green Belt constraints, the land is considered not suitable.

Parish / Town: Ruddington

Site area (hectares): 10.26 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 175

Density (dwellings/hectare): 17

Site source: Planning Application

Planning reference: 18/00300/OUT and 19/01983/REM

Type of site: Adjoining key settlement

Allocated site reference: Policy 6.4

Status: Under Construction - over 75% of dwellings completed.

Number of dwellings remaining: 31

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: The site is not located in the Green Belt.

Flood risk: Land is within Flood Zone 1.

Landscape assessment: Aggregate LVIA score: 53/100. The site is an arable field on the south-western edge of Ruddington, adjacent to two sets of allotments. Along the south-east site boundary runs Ruddington Footpath 6, with Rushcliffe Country Park opposite. The landscape value of the study area is medium owing to the medium landscape quality, the close representativeness of the study area to the LCA, and the high recreational value. There would be no loss of key characteristics and development of the site would appear as a relatively logical extension to the settlement, albeit slightly changing the perception of Asher Lane. The landscape susceptibility is therefore low and the landscape sensitivity also low. Visually, there is a limited value. The site forms part of the visual amenity for residential receptors and there is a medium number of potential receptors; but the limited visibility of the site lends itself to a low visual susceptibility and overall a low visual sensitivity.

Green infrastructure: The site is adjacent to the Great Central Railway Heritage Line and footpath, and the Rushcliffe Country Park. Combined these provide a recreational and wildlife route around the south and west of Ruddington. Development should enhance this Green Corridor.

Historic environment: There are no heritage assets within or in close proximity to the site.

Nature conservation: The site is adjacent to the Ruddington Disused Railway and Rushcliffe Country park. Both are designated LWSs. Combined they provide a green wildlife corridor and recreational route around Ruddington's southern and western edge. This corridor should be protected and enhanced. The site is bounded by hedgerows which are a LBAP priority habitat. The BOMR promotes the protection and improvements of hedgerows and shelterbelts.

Air quality / contamination: The site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park

Highways and access: Various issues raised against the two planning applications, to date developer has been unable to overcome concerns relating to access

Accessibility: The nearest bus stop is on Musters Road. The nearest bus stop is located at The Green and is served by regular buses to Nottingham and Clifton. The site is relatively close to the village centre.

Other issues: Noise issues from nearby dog kennels.

Agricultural land: Broad ALC maps identify that part of the land is Grade 2 with the majority classified as 'urban'. However there are no urban features within the site and it is currently used for agricultural purposes.

Deliverability: Allocated in the Local Plan Part 2. Under construction.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Allocated in the Local Plan Part 2. Under construction.

Parish / Town: Ruddington

Site area (hectares): 1.5 hectares

Brownfield or greenfield: Not stated

Dwelling capacity: 15

Density (dwellings/hectare): 10

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Not stated

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate.

Site on Brownfield Register: No

Green Belt: The land is identified as RUD/I within the Rushcliffe Green Belt Review. Located on the east side of the A60 Loughborough Road, the removal of Green Belt would break the settlement’s established eastern boundary and intrude into the countryside. The site is contained by defensible boundaries and therefore the potential for unrestricted sprawl is reduced.

The removal of this land from the Green Belt would not reduce the distance between Ruddington and Edwalton.

The lands importance to the setting of the listed building and designation of the land as a historic park and garden is recognised in this Green Belt review. Whilst the site scored 13, representing a site that is of low-medium value, its location east of the A60 and the importance of the land to the setting of the listed building results in a final conclusion that the site is fundamentally constrained and of high Green Belt importance.

Flood risk: Site is within Flood Zone 1.

Landscape assessment: Aggregate LVIA score: 69/100. Site RUD/007 comprises a listed building with parkland-like surroundings that are included as part of the Ruddington Conservation Area on the western edge of the village of Ruddington. There is a medium level of landscape value within the study area, owing partly to the high landscape quality and number of conservation interests in the study area, as well as a close representativeness to the character of the LCA. The landscape susceptibility is also medium, which is derived from the loss of both a listed building and part of the conservation area, as well as the perception of extension of the settlement into open countryside. Overall, the landscape sensitivity is considered to be medium. In visual terms, there is a medium value arising from the site due to its inclusion in the conservation area, as well as the bench opposite site indicating visual value.

The visual susceptibility is also medium as the site forms part of the visual amenity for both residential and transport receptors, the number of which is medium due to the site's village edge location. Visual sensitivity of the site is overall medium.

Green infrastructure: Whilst not publicly accessible, the grounds of Easthorpe House provide visual amenity and have been identified as a positive open space in the Townscape Appraisal.

Historic environment: Easthorpe House is a Grade II listed building. The development of this building's grounds would significantly affect the setting of the building and its listed stable block and animal pen. The southern section of the site is within Ruddington's Conservation Area and have been identified as a positive open space in the Townscape Appraisal. The grounds are also identified locally as a Historic Park and Garden. Difficult to achieve any meaningful mitigation given size of site and heritage assets present - harm to heritage assets will be inevitable and substantial.

Nature conservation: There are no designated nature conservation assets within or in close proximity of the site. The site itself contains formal park land, which forms the setting of Easthorpe House. Parkland is a identified as a priority habitat within the BAP.

Air quality / contamination: The site is not within or in close proximity of a Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Suitable for modest development off existing access, road would need to be constructed to an adoptable standard.

Accessibility: Regular bus services to Nottingham and Loughborough can be accessed at bus stops on St Marys Close and the A60. They are all within a 5 minute walk.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land however not in agricultural use.

Deliverability: Whilst the landowner is willing to convert Easthorpe House and develop its surrounding grounds for housing, the significant adverse effects on heritage assets (Grade II listed building and conservation area), and green belt designation are a significant constraint. The site would otherwise probably be deliverable.

Suitability: Not suitable

Availability: Not available

Achievability: Not Achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The site is relatively close to the village centre. However the landscape assessment identifies that the site is of high landscape quality. The impact of development on historic assets likely to be more than substantial and unlikely to provide any meaningful mitigation. Site is therefore considered non-developable.

Parish / Town: Ruddington

Site area (hectares): 1.9 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 30

Density (dwellings/hectare): 15

Site source: Planning Application

Planning reference: 23/00385/FUL

Type of site: Within key settlement

Allocated site reference: 23/00385/FUL

Status: Planning application under consideration.

Number of dwellings remaining: 30

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site is not located in the Green Belt.

Flood risk: The site is within Flood Zone 1 and the site is not at risk of surface water flooding.

Landscape assessment: Aggregate LVIA score: 55/100. The site is a pocket of pasture on the eastern edge of Ruddington and is contained within the Ruddington Conservation Area. The landscape sensitivity of the site is medium overall, mostly as a result of the medium landscape value within the study area. This landscape value is derived from the number of conservation interests and recreational value, as well as the representativeness of the study area to the LCA. Landscape susceptibility is low, although removal of the mature boundary vegetation would result in a perceived loss of enclosure and affect some of the characteristics of the conservation area. The conservation area adds visual value, but there is little else which results in an overall low visual value.

The site bears little relation to surrounding receptors owing to its degree of enclosure and therefore has low susceptibility in visual terms. The visual sensitivity is also low.

Green infrastructure: Whilst not publicly accessible, the land provides visual amenity within the Conservation Area and has been identified as a positive open space in the Townscape Appraisal. Due to the size of the site there are limited opportunities to provide significant green infrastructure / open space.

Historic environment: Site is within Ruddington Conservation Area. Potential harm to positive open space within conservation area, which covers the whole of the site. Buildings that make a positive contribution to the conservation area located either side of the site (non designated heritage asset) Panoramic view identified across the site. There are no listed buildings or locally recognised heritage assets within the site or in close proximity.

Nature conservation: There are no designated nature conservation sites within or in close proximity of the site. It is however bounded by well established hedgerows, including along the A60. Hedgerows are a LBAP habitat and their conservation and enhancement is promoted in the BOMR as they provide important wildlife corridors between habitats as well as being of biodiversity value themselves.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: NCC policy precludes access for new developments onto major A roads except in special circumstances. Would need to be through adjoining site.

Accessibility: Bus services to Nottingham and Loughborough can be accessed from two bus stops on the A60. Services run every hour. The site is reasonably close to the village centre.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the site is Grade 2 agricultural land.

Deliverability: The site was promoted through Local Plan process, therefore it is considered to be available for development. Detailed planning application under consideration, however as the site is within the conservation area, its suitability is still set as 'may'.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: There are no particular issues with the site itself in terms of its proximity to facilities and accessibility to public transport. Main issues relate to achieving access to the site as no direct access can be achieved off the A60 Loughborough Road, and access could only be achieved through third party land leading to potential issues relating to ransom strips. In addition the site is identified as a positive open space within the conservation area, with a key panoramic view identified across the site from the existing gated access.

Parish / Town: Ruddington

Site area (hectares): 8.8 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 180

Density (dwellings/hectare): 19

Site source: Planning Application

Planning reference: 19/00535/OUT and 19/02909/REM

Type of site: Adjoining key settlement

Allocated site reference: Policy 6.3

Status: Under Construction - over 75% of dwellings completed.

Number of dwellings remaining: 57

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: The site is not located in the Green Belt.

Flood risk: Part of the site closest to the A60 is at a high risk of surface water flooding.

Landscape assessment: Aggregate LVIA score: 57/100. RUD/010 comprises two arable fields on the south-eastern edge of Ruddington, lying adjacent to the boundary of the Ruddington Conservation Area. The site is slightly separate from the existing settlement edge. A medium landscape value is present in the study area - this reflects the high representativeness and the medium number of conservation and recreational assets. Development of the site would result in the loss of part of the rural setting to the settlement, as well as a perceived urbanisation, especially as the site is slightly separate from the existing urban edge. Overall, both the landscape susceptibility and landscape sensitivity are medium. There is little visual value attached to the site and its low visibility means that it does not contribute greatly to the visual amenity of receptors. The visual value, susceptibility and sensitivity are all low overall.

Green infrastructure: There are no existing green infrastructure assets within the site. There may however be opportunities to design multi-functional green infrastructure within any development of the site.

Historic environment: There are no heritage assets within or in close proximity to the site. Potential harm to panoramic view from Loughborough Road out of conservation area, however this view is limited by significant hedgerow along western boundary.

Nature conservation: There are no designated nature conservation sites within the site, or in close proximity. Rushcliffe Country park is 200m west, beyond the A60 and business units within Ruddington Business Park. The land however is bounded by and contains hedgerows of varied age and condition. Hedgerows are identified as a LBAP priority habitat and the BOMR highlights the need to protect and enhance their quality and connectivity. Shelterbelts should also be incorporated into the design, adjacent to hedgerows in order to improve the wildlife corridors.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Would require access off the Mere Way/A60 roundabout and significant improvements to roundabout to ensure capacity of A60 is not adversely affected.

Accessibility: Regular bus services to Nottingham and Loughborough can be accessed from two stops on the A60. These within a 5 minute walk of the site. The village centre is a 15 minute walk.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land however not in agricultural use.

Deliverability: Allocated in the Local Plan Part 2. Under construction.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 1 to 5 years

Delivery period: 2 years

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Allocated in the Local Plan Part 2. Under construction.

Parish / Town: Ruddington

Site area (hectares): 3.0 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 60

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Land is identified as RUD/J in the Green Belt Review. This area of Green Belt land preserves the setting of Easthorpe House (Grade II listed), which is itself important to the historic setting of Ruddington. This combined with the absence of inappropriate development and the land’s contribution to the areas countryside character result in a site that would otherwise be considered of low Green Belt importance. Whilst the enclosed nature of the site between Easthorpe House and Flawforth Lane result in a site that scores 15 (within the upper end of low-medium scale of importance) the importance of the land to the setting of Easthorpe House (and its historic park and garden), and the overlapping conservation area mean the land is of high Green Belt importance and is fundamentally constrained as it preserves the historic setting of Ruddington.

Flood risk: The site is in Flood Zone 1. A very small area within the south east corner is at medium risk of surface water flooding.

Landscape assessment: Aggregate LVIA score: 59/100. The site comprises one arable field located immediately east of A60 and north of Flawforth Lane. There are some Public Rights of Way within the study area and a distinct lack of public open space. There are a good number of conservational interests within the study area with part of the site overlapping with Ruddington Conservation Area. There is an overall medium landscape value within the study area due to the conservation area displaying strong aesthetic qualities. There is a medium susceptibility to change with the loss of part of the conservation area, and the extension of the urban fringe. The sensitivity of the landscape character is medium overall. Visually, the site is recognised as forming part of the conservation area. There is a medium number of potential receptors as the site is on the village edge and in close proximity to a busy A road. The overall visual susceptibility is medium as the site forms part of the rural amenity for the village with some open views. Overall, there is low visual sensitivity.

Green infrastructure: Although the site does not contain accessible open space, it is identified as a positive open space in the Townscape Appraisal. It therefore provides visual amenity. Opportunities should be taken to utilise/improve hedgerows as wildlife corridors, and provide amenity/play areas

Historic environment: The site provides open views of Easthorpe House, which is Grade II listed. The development of this land would affect the rural setting of this building when viewed from the south on Flawforth Lane. The eastern side of the site is within Ruddington's Conservation Area. The site is identified as a positive open space which contributes to the character of the area.

Nature conservation: There are no designated nature conservation sites within the site, or in close proximity. The land however is bounded by hedgerows of varied age and condition. Hedgerows are identified as a LBAP priority habitat and the BOMR highlights the need to protect and enhance their quality and connectivity. Shelterbelts should also be incorporated into the design, adjacent to hedgerows in order to improve the wildlife corridors. In addition to hedgerows the site contains a number of mature trees.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access off Flawforth Lane only. Would need to consider impact on adjacent Signalised junction and potential site opposite. Would require new footway, and crossing facilities into Ruddington across A60.

Accessibility: Regular bus services to Nottingham and Loughborough can be accessed from two stops on the A60. These within a 5 minute walk of the site. The village centre is a 10 minute walk.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land.

Deliverability: The land is available as indicated by 2017 further options consultation response.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The positives in relation to the site are that it is relatively free from physical constraints and is a site that is closer to the village centre than most other submissions adjacent to Ruddington. A frequent bus service runs along Loughborough Road. The major constraints are that harm to historic assets are likely to be more than substantial given its proximity to the conservation area and the effect development would have directly onto an unregistered park and garden and Easthorpe House. Impact on the historic setting of the village is a fundamental green belt constraint.

Parish / Town: Ruddington

Site area (hectares): 2.8 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 10

Density (dwellings/hectare): 4

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 10

Source of number of dwellings: Details obtained through external Site Submission

Site on Brownfield Register: No

Green Belt: This land is identified as RUD/E in the Rushcliffe Green belt Review. The site is located adjacent to Loughborough Road, in a prominent position on Mickleborough Hill. The Green Belt designation prevents urban sprawl that would be visible over a wide area to the south and west. Comprehensive hedgerow cover surrounds the site and screens neighbouring properties from view, and the absence of any inappropriate development, result in an area which is open countryside in character. This rural character is preserved by the Green Belt this land in isolation would not be appropriate. This would weaken the Green Belt function between Ruddington and the main urban area. Whilst the land was assessed as being of medium-high Green Belt importance (scoring 17), due to the site's outlying and prominent location on land which prevents the merging of Ruddington with the main urban area, it is concluded that the land is fundamentally constrained by its Green Belt designation, by virtue of its importance in maintaining separation between the main built 
up area of Ruddington and the main built up area of West Bridgford.

Flood risk: Site is not at risk of flooding

Landscape assessment: Aggregate LVIA score: 52/100. The site is made up of two pastoral fields immediately east of Loughborough Road. There are two Public Rights of Way within the study area with Ruddington BW3 running along the south-eastern boundary of the site. The study area also contains a golf course. There are few conservational interests within the study area, some TPO's and a listed building but little else. There is an overall low landscape value within the study area due to a degree of human influence and local highways affecting tranquillity. There is a medium susceptibility to change with some loss of rural character and a perceived increase in built form and density. The sensitivity of the landscape character is low overall. Visually, there are no indicators or recognition of value. There is a low number of potential receptors with some degree of enclosure and screening from vegetation. The overall visual susceptibility is low as the site is relatively well screened from surrounding road networks and residential spaces. Overall, there is low visual sensitivity.

Green infrastructure: Although the site itself does not contain any existing green infrastructure / open space, it is adjacent to a bridleway which links Mickleborough Hill with Ruddington. This is a local green corridor which links woodland/tree belts in the area and should be protected and enhanced.

Historic environment: There are no heritage assets within or directly adjacent to the site. Southern tip of the site covered by archaeological alert ARCH/3560 - Pre 1835 Brick Kiln / Industrial complex. The old road right of way and thick hedgerow avoid adverse impacts on setting of Ruddington Hall (a local interest building) and its grounds.

Nature conservation: The site contains grassland which may contain lowland neutral grassland species of local importance (lowland neutral grassland is a BAP priority habitat). It is also bounded by and contains mature hedgerows and tree belts which are also BAP priority habitats. The Biodiversity Opportunity Area Report (BOAR) identifies the land as existing grassland and encourages the retention of grassland strips, shelterbelts, protection and restoration of hedgerows in order to increase their biodiversity and performance as wildlife corridors.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access achievable off of old Loughborough Road. Questionable from sustainability standpoint.

Accessibility: Regular bus services can be accessed from two stops on the A60 (less than a 5 minute walk). The village centre is a 20 minute walk.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is a mix of Grade 2 (BMV) and Grade 3 agricultural land.

Deliverability: The landowner submitted representations on the LAPP, promoting the site for self build. Due to Green Belt constraints the land is not considered deliverable.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Whilst the site has some positives in relation to landscape impact, the site lies some distance away from services although within walking distance of public transport. In addition the site falls within an important area of Green Belt that prevents the merging of Ruddington and West Bridgford. Although previously promoted as a self build allocation, the site is fundamentally constrained by the GB designation and has not been allocated within the Local Plan.

Parish / Town: Ruddington

Site area (hectares): 0.2 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 5

Density (dwellings/hectare): 25

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 5

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Similarly to RUD/F, due to the site’s limited size, and lying within an area that contains a number of large properties with extensive grounds it does not score well against Green Belt purposes and has been adjudged to be of low-medium Green Belt importance against the scoring system. However, the site’s location is well beyond Ruddington’s existing inset, within a strategically important area where the insetting of this area of land would also put pressure on insetting areas of existing development surrounding this site. It is therefore concluded that the land is fundamentally constrained by the Green Belt designation and of high Green Belt importance.

Flood risk: Site is within Flood Zone 1.

Landscape assessment: LVIA has combined RUD9 and RUD10. Aggregate LVIA score: 47/100. The site is a field currently used for equestrian grazing which is situated adjacent to a cluster of development which is separate from the main settlement of Ruddington. This development has a distinctive character which arises from its well-treed appearance and the low density of existing housing. The landscape value of the study area is medium, arising from the good level of maintenance within the landscape, as well as the representativeness of the study area with relation to the LCA in which it sits. Whilst development of the site would result in the potential for perception of increased density and localised loss of character, there would be no notable loss of key characteristics and an overall low landscape susceptibility. The landscape sensitivity is low. There is little value in terms of visual amenity, and the visual susceptibility is also low due to the limited number of receptors and the screening of the site with built form and vegetation. Overall the visual sensitivity is low.

Green infrastructure: There are no GI or open space assets within the site. Ruddington Hall grounds are adjacent and provide private semi-natural, natural greenspace. Due to the scale of development there are limited opportunities to provide on-site green infrastructure or contributions to improvements off-site.

Historic environment: There are no heritage assets within or in close proximity to the site. Historical records indicate that archaeological interest is limited in this area.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. The paddock may contain locally important lowland grass species and the neighbouring woodland is a priority habitat.

Air quality / contamination: The site is not within or in close proximity of a AQMA.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access should be achievable, questionable in sustainability terms. No facilities nearby, no footways / cycleway in immediate area, limited bus service.

Accessibility: The nearest bus stops are on the A60. These are approximately half a mile from the site and a 10 minute walk. These stops are served by buses to Nottingham, Loughborough and Clifton.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 3 agricultural land however not in agricultural use.

Deliverability: As no recent representations have been received, deliverability is uncertain.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Whilst the site has some positives in relation to landscape impact, and lack of heritage assets, the site lies some distance away from services and facilities including public transport. In addition the site falls within an important area of Green Belt that prevents the merging of Ruddington and West Bridgford. The site is fundamentally constrained by the Green Belt and has not been promoted by the landowner during past plan preparation. Consequently the site is not deliverable.

Parish / Town: Ruddington

Site area (hectares): 1.3 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 10

Density (dwellings/hectare): 7.6

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 10

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site is not located within the Green Belt.

Flood risk: Land is within Flood zone 1 and not at risk of surface water flooding.

Landscape assessment: Site has not been assessed within the Green Belt Review. Neighbouring site (RUD6) has been assessed and LVIA determined the land was of low landscape and visual sensitivity.

Green infrastructure: Site is small and only offers limited opportunities to deliver local amenity space. However if brought forward with neighbouring development there may be opportunities to provide more significant green infrastructure.

Historic environment: Site is within Ruddington Conservation Area. Croft House itself is identified as a positive building within the conservation area and its grounds are identified as positive open space. Limited opportunity to maintain views and positive site characteristics, harm likely less than substantial but site likely cannot deliver the wider public benefits to outweigh it.

Nature conservation: There are no designated nature conservation sites within the site or in close proximity. Site is bounded by a mature hedgerow which is a LBAP priority habitat which should be preserved.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: NCC policy precludes access for new developments onto major A roads except in special circumstances. Would need to be through adjoining site.

Accessibility: Site is on the opposite side of the A60 (Loughborough Road) from the village centre. There are hourly bus services along Loughborough Road to Nottingham and Loughborough.

Other issues: None stated

Agricultural land: Broad ALC maps identify that the land is Grade 2 agricultural land however not in agricultural use.

Deliverability: Site was being promoted through Local Plan Part 2 consultations. The site is still deemed available.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: The site is located close to an hourly bus service and is within walking distance of the village centre. There are a number of constraints in relation to the site. Firstly the site is identified as an important open space in the conservation area. Secondly access to the site cannot be provided directly onto Loughborough Road and access could only be provided from adjacent sites. The site could possibly perform as open space to a wider development of the cluster of sites in this location.

Parish / Town: Ruddington

Site area (hectares): 11.1 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 230

Density (dwellings/hectare): 21

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site is located within a strategically important area of Green Belt which separates Ruddington from Clifton (part of Nottingham’s Main Urban Area). As the site does not contain or form the setting of any historical assets; and it is enclosed by development on two sides, with Fairham Brook and College to the north, and a ditch and hedgerow on the external boundary, the site scored 15 which is low-medium Green Belt importance. Whilst the site overall is considered to be of low-medium green belt importance, the issues relating to merging lead to the site being of fundamentally constrained by the sites green belt designation and therefore of high Green Belt importance.

Flood risk: The northern area of the site adjacent to Packman Dyke and Fairham Brook are within Flood zones 2 and 3.

Landscape assessment: The site scored 42 within the LVIA. The site at RUD/013 comprises an arable field nestled on the north-western edge of Ruddington. The urban context of the site, as well as the lack of conservation interests and recreational interests in the study area results in a low landscape value. In addition, the development of the site would be perceived of infill - which contributes to the low landscape susceptibility. Overall, there is a low landscape sensitivity. Visually, the site is relatively well contained by intervening vegetation, this contributes to a low visual susceptibility. There is also very little in terms of visual value and the two combine to give a low visual sensitivity.

Green infrastructure: There are no assets within the site. However local wildlife sites are located on its eastern and western boundaries. Site is located within the Fairham Brook Ecological Network and Green and Blue Infrastructure corridor. Opportunities to maintain ecological connectivity through multi-functional GI exist, given the size of the site and the need to avoid development within the Flood zones.

Historic environment: No heritage assets or archaeological records identified within the site or in close proximity.

Nature conservation: Fairham Brook nature reserve (a local wildlife site) is adjacent to the north west corner of the site. Impacts upon this site, including through surface water run-off direct from the site or via Packman Dyke, should be avoided. Ruddington Disused Railway is also a local wildlife site and this comprises part of the site's eastern boundary. Site is bounded by hedgerows which are a LBAP priority habitat. These should be protected to ensure ecological networks and habitat connectivity is maintained.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Point of access on to roundabout may be suitable subject to capacity calculations. More than 150 dwellings from a single point of access would require the existing road to be widened to 6.75m. Footway to be provided on both sides of North Road. Primary issue is that North Road is not adopted and therefore the position regarding access rights and ownership is unclear. This would need resolving prior any application as 200 dwellings cannot be served from a private road.

Accessibility: The closest part of the site is a 15 minute walk from the centre of the village. The Navy Line bus service on Clifton Road provides hourly services to Nottingham and Clifton.

Other issues: None stated

Agricultural land: The site is classified as being predominantly 'urban' with a small proportion identified as Grade 2. However there are no urban features on the site and it is used for agricultural purposes.

Deliverability: Representations during LP2 and Strategic Plan consultations indicate that the landowner is willing to develop the site. Green Belt and access constraints affect the sites suitability and consequently it's delivery.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The positives in relation to the site is of low landscape importance and the south eastern part of the site is close to a regular bus service. The site lies comparatively some distance away from services and facilities. The site also performs an important function in preventing merging between Clifton and Ruddington, as identified by the Green Belt review. It is fundamentally constrained by the GB designation. The site consists of best and most versatile agricultural land. As it is accessed of a private road, the site is not deliverable until it is demonstrated that this issue can be resolved.

Parish / Town: Ruddington

Site area (hectares): 0.8 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 10

Density (dwellings/hectare): 13

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 10

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: Due to the site’s limited size, and lying within an area that contains a number of large properties with extensive grounds it does not score well against Green Belt purposes and has been adjudged to be of low-medium Green Belt importance against the scoring system. However, the site’s location is well beyond Ruddington’s existing inset, within a strategically important area where the insetting of this area of land would also put pressure on insetting areas of existing development surrounding this site. It is therefore concluded that the land is fundamentally constrained by the Green Belt designation and of high Green Belt importance.

Flood risk: Land is within flood zone 1 and is not at risk of surface water flooding.

Landscape assessment: Site has not been assessed within the LVIA. Adjacent site (RUD 10) has been assessed and raises no major concerns in relation to landscape impacts and potential mitigation.

Green infrastructure: Site is small and only offers limited opportunities to deliver local amenity space.

Historic environment: There are no identified heritage assets within or in close proximity to the site.

Nature conservation: There are no designated assets within the site. Woodland behind is protected under an area Tree Preservation Order. Site contains scrubland.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Similar issues as RUD9 and RUD10. Access should be achievable, questionable in sustainability terms. No facilities nearby, no footways / cycleway in immediate area, limited bus service.

Accessibility: The nearest bus stops are on the A60. These are approximately half a mile from the site and a 10 minute walk. These stops are served by buses to Nottingham, Loughborough and Clifton.

Other issues: None

Agricultural land: Land identified as being Grade 3 agricultural land, however not in agricultural use.

Deliverability: Whilst the landowner's representation during LP2 consultation indicates a willingness to develop the site, it is constrained by the Green Belt designation.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Whilst the site has some positives in relation to landscape impact, and lack of heritage assets, the site lies some distance away from services and facilities including public transport. In addition the site falls within an important area of Green Belt that prevents the merging of Ruddington and West Bridgford. Landowner representation during previous LP2 consultation indicates the site is available.

Parish / Town: Ruddington

Site area (hectares): 0.2 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 4

Density (dwellings/hectare): 20

Site source: Site Survey

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Land is a current garage site, assessed as part of a wider garage site redevelopment programme for affordable housing.

Suitability: Not suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Garage site, which was assessed as part of a wider programme to develop sites for affordable housing. Site is not considered deliverable or developable.

Parish / Town: Ruddington

Site area (hectares): 0.03 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): 30

Site source: Site Survey

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Land is a current garage site, assessed as part of a wider garage site redevelopment programme for affordable housing.

Suitability: Not suitable

Availability: Not available

Achievability: Not Achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Garage site, which was assessed as part of a wider programme to develop sites for affordable housing. Site is not considered deliverable or developable.

Parish / Town: Ruddington

Site area (hectares): 0.03 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): 30

Site source: Site Survey

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Land is a current garage site, assessed as part of a wider garage site redevelopment programme for affordable housing.

Suitability: Not suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Garage site, which was assessed as part of a wider programme to develop sites for affordable housing. Site is not considered deliverable or developable.

Parish / Town: Ruddington

Site area (hectares): 0.05 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): 30

Site source: Site Survey

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Land is a current garage site, assessed as part of a wider garage site redevelopment programme for affordable housing.

Suitability: Not suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Garage site, which was assessed as part of a wider programme to develop sites for affordable housing. Site is not considered deliverable or developable.

Parish / Town: Ruddington

Site area (hectares): 0.1 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 3

Density (dwellings/hectare): 30

Site source: Site Survey

Planning reference: None

Type of site: Within key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate.

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Land is a current garage site, assessed as part of a wider garage site redevelopment programme for affordable housing.

Suitability: Not suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Garage site, which was assessed as part of a wider programme to develop sites for affordable housing. Site is not considered deliverable or developable.

Parish / Town: Ruddington

Site area (hectares): 0

Brownfield or greenfield: Brownfield

Dwelling capacity: 3

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 23/01145/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Under Construction - less than 25% of dwellings or no completions.

Number of dwellings remaining: 3

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Under construction

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Under construction

Parish / Town: Ruddington

Site area (hectares): 0

Brownfield or greenfield: Brownfield

Dwelling capacity: 5

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 20/2655/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Under Construction - less than 25% of dwellings or no completions.

Number of dwellings remaining: 5

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Under construction

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Under construction

Parish / Town: Ruddington

Site area (hectares): 1.36 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): 1

Site source: Planning Application

Planning reference: 21/00689/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Under Construction - less than 25% of dwellings or no completions.

Number of dwellings remaining: 1

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Under construction

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Under construction

Parish / Town: Ruddington

Site area (hectares): 0.04 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): 25

Site source: Planning Application

Planning reference: 07/00696/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Planning Permission for Residential Expired

Number of dwellings remaining: 0

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission expired over 10 years ago. Considered non deliverable and non developable.

Suitability: Suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: Planning permission expired over 10 years ago. Considered non deliverable and non developable.

Parish / Town: Ruddington

Site area (hectares): 0.88 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 24

Density (dwellings/hectare):27

Site source: Planning Application

Planning reference: 21/01768/FUL

Type of site: Within key settlemen

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required.

Number of dwellings remaining: 24

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission for major residential development. Deliverable within 5 years.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Planning permission for major residential development. Deliverable within 5 years.

Parish / Town: Ruddington

Site area (hectares): 0.22 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 2

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 23/01689/FUL

Type of site: Within key settlement

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required.

Number of dwellings remaining: 2

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission for minor residential development.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Planning permission for minor residential development.

Parish / Town: Ruddington

Site area (hectares): 21 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 500

Density (dwellings/hectare): 24

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 500

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: Located within the Green Belt.

Flood risk: The site is located within flood zone 1 and is at a low risk of surface water flooding.

Landscape assessment: SN04 – Cotgrave and Tollerton Village Farmlands. The overall landscape strategy is ‘Enhance and Restore’. The landscape condition is moderate. The character strength of the area is moderate. The area has a relatively uniform character of arable fields with prominent village fringes. Urban elements are frequent and exert a strong influence. Man-made elements and landform have a localised influence on character (LCA 2009). Reasonably flat arable farm land east and west of Ruddington. Landscape is typical of the surrounding rural area, with little scenic quality. Public Rights of Way are limited but provide recreational value. Topography and field boundary vegetation mean that the area of search is largely visually enclosed. Small blocks of woodland and hedgerows within the area of search offer the potential to develop a sense of place underpinned by a green infrastructure network. Ruddington has textiles heritage, notably knitting and lace, which could contribute to a distinct character for a new settlement.

Green infrastructure: There will be opportunities to design multi-functional green infrastructure within any development of the site.

Historic environment: There are no identified heritage assets within or in close proximity to the site.

Nature conservation: There are no designated nature conservation sites within the site or in close proximity.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Cannot confirm if access can be achieved.

Accessibility: The nearest bus stops are located on the A60. These are approximately half a mile from the site and a 10 minute walk. These stops are served by buses to Nottingham and Loughborough.

Other issues: None stated

Agricultural land: Grade 2 and grade 3.

Deliverability: Promoted by landowner.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: Most of the site has been submitted as part of SHLAA/RUD/059 by a different site promoter several years ago as part of a far larger area, part of the area not previously assessed.

Parish / Town: Ruddington

Site area (hectares): 30 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 500

Density (dwellings/hectare): 17

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: Located within the Green Belt.

Flood risk: The site is mainly located in flood zone 1, but the west and south western areas of the site are affected by flood zone 2 and 3. Parts of the site are at risk to surface water flooding.

Landscape assessment: Part of the site was assessed as part of the Landscape and Visual Analysis of Potential Development Sites (January 2018). The study area is of low landscape value, which is partly as a result of the low amount of scenic quality, as well as the lack of conservation interests and recreational value. However, owing to the potential for perceived coalescence, there is a medium landscape susceptibility. The landscape sensitivity is overall low. In visual terms, aside from the site forming a visual break between settlements, there is little visual value associated with the site. The site is a small part of the rural setting for residential receptors, contributing to a low visual susceptibility. The visual sensitivity is overall low.

Green infrastructure: Fairham Brook is an important wildlife corridor and Green Infrastructure. Development would offer opportunity to deliver multi-functional green infrastructure, improve the biodiversity of the site, connectivity with neighbouring wildlife site assets and the performance of the wider wildlife corridor.

Historic environment: Within the setting of the Grade II listed Greenhouse at Ruddington Golf Club.

Nature conservation: The site does not contain any designated sites but does abut Fairham Brook Local Wildlife Site to the east, Wilwell Cutting Site of Special Scientific Interest and Local Wildlife Site to the north, and the Ruddington Disused Railway Local Wildlife Site to the south.

Air quality / contamination: Site is not within or in close proximity of an Air Quality Management Area.Site is not within or in close proximity of an Air Quality Management Area.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Cannot confirm if access can be achieved.

Accessibility: The footpath along Wilford Road provides a direct connection into Ruddington, approximately 1.2 km away. The closest part of the site is approximately a 3 minute walk from the nearest bus stop on Wilford Road. The Navy Line bus service provides hourly services to Nottingham and Clifton during the day.

Other issues: None stated

Agricultural land: Grade 2.

Deliverability: Promoted by a house builder.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The site contains a number of constraints on and around it. Firstly the area performs an important role in preventing sprawl, encroaching on the countryside and the prevention of merging Ruddington with the main built up area of Nottingham at West Bridgford and Clifton. Cannot be considered suitable.

Parish / Town: Ruddington

Site area (hectares): 0.26 hectares

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 23/01961/PIP

Type of site: Within key settlement

Allocated site reference: None

Status: Extant full planning permission, S106 agreed or not required.

Number of dwellings remaining: 1

Source of number of dwellings: Planning Application

Site on Brownfield Register: No

Green Belt: Not stated

Flood risk: Not stated

Landscape assessment: Not stated

Green infrastructure: Not stated

Historic environment: Not stated

Nature conservation: Not stated

Air quality / contamination: Not stated

Community facilities: Not stated

Highways and access: Not stated

Accessibility: Not stated

Other issues: Not stated

Agricultural land: Not stated

Deliverability: Planning permission for minor residential development.

Suitability: Suitable

Availability: Available now - 1 to 5 year

Achievability: Achievable now 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0 to 5 Years

Overall summary: Planning permission for minor residential development.

Parish / Town: Ruddington

Site area (hectares): 113 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 2,000

Density (dwellings/hectare): 17

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Urban extension

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site is in the Green Belt but is adjacent to the Nottingham Urban Area on the northern side of the A52. Green Belt Review 2022 identifies the land as being within the Ruddington North East Strategic Area and has a GB score of 13. This broad area consists of rolling topography, tree belts, hedgerows and woodland. These features provide defensible boundaries within which urban sprawl could be contained. However removal of land east of Ruddington would result in an urban extension beyond Loughborough Road into open countryside. At a strategic level, this area of Green Belt prevents the merging of Ruddington and Edwalton, part of Nottingham’s main urban area. The Green Belt is 1.5km in width consequently the significant removal of land in this area would be contrary to this purpose. Land within the north of this area contains a reasonable level of inappropriate development. Encroachment in this area is significant. In the south, adjacent to Ruddington’s urban area, the land contains less inappropriate development and is open countryside in character. This rural appearance increases further to the east.Land adjacent to Loughborough Road forms the setting of Easthorpe House and stables which are listed buildings. The grounds of the house are also identified as historic parkland. Ruddington’s Conservation Area extends east of Loughborough Road into the Green Belt. The area therefore contributes to Ruddington’s historic significance.

Flood risk: Parts of the site at risk of flooding from watercourses and also from surface water.

Landscape assessment: Mickleborough Fringe DPZ - Rural/urban fringe. Condition of landscape is considered to be moderate as features show signs of decline or fragmentation such as loss of field patterns and fragmentation of hedgerows. Character strength of the area is weak due to varied urban uses.

Green infrastructure: Site lies within the urban fringe and Edwalton / Sharphill Wood/Ruddington Corridor. Measures identified to enhance this area include Habitat protection, creation and enhancement (woodland and grassland).

Historic environment: No designated heritage assets within the site. Scattered archaeological finds found, including medieval pottery and flint. Enclosure and linear feature identified in the north east corner (adjacent to A606 and railway line). Archaeological investigation – nature of archaeology should be readily detectable via magnetometry survey in support of a planning application.

Nature conservation: No designated nature conservation assets. Hedgerows are LBAP priority habitats.

Air quality / contamination: The site is not within or in proximity of an air quality management area. Areas having potential of contaminated land include Woodview Farm and surrounding fields.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access to the wider site would have to be achieved from the A60 and Flawforth Lane. Wheatcroft Roundabout at capacity and improvements are proposed to it as a result of existing planned development.

Accessibility: This is a large site submission. Large parts of the site are some distance from facilities located at Ruddington. No safe crossing points across the A52 for walking and cycling. Limited connectivity at present to the wider walking and cycling network. Not served by public transport therefore no bus stops in close proximity to the site.

Other issues: None stated

Agricultural land: Arable land. Majority of the land is Grade 2. Grade 3 adjacent to Packman Dyke.

Deliverability: There are four landowners which may affect delivery.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: When assessed in its entirety there are a number of barriers to delivery in relation to the site. Firstly the site is located within the green belt and provides a gap between Ruddington and the main built up area of Nottingham. Other constraints relate to the sites connectivity to the wider area, in particular the main built up area of Nottingham by walking and cycling, agricultural land classification and areas of the site are at risk of flooding from more than one source.

Parish / Town: Ruddington

Site area (hectares): 241 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 4,000

Density (dwellings/hectare): 17

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Details obtained through external Site Submission.

Site on Brownfield Register: No

Green Belt: The site lies within the green belt. No assessment undertaken so far for the purposes of plan making, however development of the site to its fullest extent would lead to the merging of Ruddington and West Bridgford.

Flood risk: Parts of the site are at risk of flooding from the Packman Dyke. Areas of the site at various risk from surface water flooding.

Landscape assessment: SN03 – Mickleborough Fringe. The overall landscape strategy is ‘Enhance and Restore’. The landscape condition is moderate. The character strength of the area is weak. Whilst the hills are distinctive features, other features are less distinctive with varied urban uses and pressures exerting a strong influence on the character. Small changes in land use could have a significant effect on landscape character (LCA 2009). SN04 – Cotgrave and Tollerton Village Farmlands. The overall landscape strategy is ‘Enhance and Restore’. The landscape condition is moderate. The character strength of the area is moderate. The area has a relatively uniform character of arable fields with prominent village fringes. Urban elements are frequent and exert a strong influence. Man-made elements and landform have a localised influence on character (LCA 2009).

Green infrastructure: Site lies within the urban fringe and Edwalton/Sharphill Wood/Ruddington Corridor. Measures identified to enhance this area include Habitat protection, creation and enhancement (woodland and grassland).

Historic environment: Land east of the A60 / Loughborough Road between Easthorpe House and Flawforth Lane is within the Conservation Area. The Townscape Appraisal identifies the whole field (including land within the CA) as a ‘positive open space’. Grade II Listed Animal Pen and Stables at Easthorpe House. Grade II Listed Easthorpe House. Grounds of Easthorpe House and the wider area are a non-designated Historic Park and Garden. Development of Easthorpe House Grounds would have significant effects on the non-designated Park and Garden and the rural setting of the Grade II listed buildings at Easthorpe House. Avoid development of Easthorpe House Park and Gardens, land north of Flawforth Lane that provides the open rural setting for Easthorpe House and the Conservation Area.

Nature conservation: The site contains trees, woodland, watercourses, hedgerows and grassland, all of which are LBAP priority habitats. Ridge and furrow and terraced bank south of Flawforth Lane.

Air quality / contamination: The site is not within or in proximity to an air quality management area. Some parcels of land within the area identified as having potential for contamination, including worked ground and as a result of industrial uses. Potential legacy contamination from agricultural practices.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access to the wider site would have to be achieved from the A60 and Flawforth Lane. Wheatcroft Roundabout at capacity and improvements are proposed to it as a result of existing planned development.

Accessibility: This is a large site submission. Large parts of the site are some distance from facilities located at Ruddington. No safe crossing points across the A52 for walking and cycling. Limited connectivity at present to the wider walking and cycling network. Parts of the site near to the A60 will have access to buses that connect to Nottingham and Loughborough.

Other issues: Public rights of way cross the site. Site being promoted as possible mixed use.

Agricultural land: The provisional agricultural land classification is predominantly grade 2, with some grade 3.

Deliverability: This is a site of strategic scale with more than one landowner. Based upon the submission to the growth options consultation, significant proportion of the area being promoted does not have the support of the landowner at present.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: When assessed in its entirety there are a number of barriers to delivery in relation to the site. Firstly the site is located within the green belt and prevents coalescence between Ruddington and the main built up area of Nottingham. Other constraints relate to the sites connectivity to the wider area, in particular the main built up area of Nottingham by walking and cycling, agricultural land classification and areas of the site are identified as at risk of flooding from more than one source.

Parish / Town: Ruddington

Site area (hectares): 23 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 325

Density (dwellings/hectare): 19

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Urban extension

Allocated site reference: None

Status: No formal allocation or no extant planning permission for residential development.

Number of dwellings remaining: 0

Source of number of dwellings: Assumption made on best estimate.

Site on Brownfield Register: No

Green Belt: The site is located within the Ruddington, West Bridgford and Clifton Strategic Area. It scored 13 within the Green Belt Review 2022. This broad area is contained by the existing edges of Clifton to the west, and, in part, Silverdale and Ruddington. It is not considered that development would round off the built up area. The Fairham Brook is a feature that may contain development going out from the Clifton direction. There are intermittent hedgerows and tree belts in the fields to the north of Clifton Lane. The broad area has no topographical features and is relatively flat. This broad area in large prevents the merging of the main built up area of Nottingham and Ruddington. Development in this location could physically join the two settlements together. There is a perception that the two settlements are already joined when travelling along Clifton Lane. Merging Clifton with Ruddington would potentially be less of an issue going out from the Clifton direction if the Fairham Brook was used as a boundary, however the broad area as a whole is critically important in preventing merging. There are some areas of inappropriate developments, particularly in the area between Clifton and the Fairham Brook, along Clifton Lane, although this ribbon development could be considered to be a washed over part of Ruddington. There are areas of inappropriate development at South Nottinghamshire Academy, St Peters School and developments within the grounds of Ruddington Golf Club. However, the majority of the area consists of arable fields that are clearly within open countryside

Flood risk: The site is not identified as being at risk of flooding from watercourses. Parts of the site are however identified as being at risk from surface water.

Landscape assessment: The Greater Nottingham Growth Options Report (Landscape Assessment) Oct 22 highlights that the site has high potential for strategic growth. Spatially, it forms an extension to Wilford, crossing the existing defensible boundary of the A52. Adjacent urban influences such as Wilford and Ruddington are already eroding the character of site and its context, the only accesses to the site are from these urban areas. The site has no coalescence issues and feels proportionate.

Green infrastructure: Hedgerow and corridor of the watercourse should be retained and enhanced.

Historic environment: In the setting of the Greenhouse at Ruddington golf course (Grade II Listed Building). Non designated heritage assets identified within the site by the HER include linear cropmarks, a rectangular enclosure and a well.

Nature conservation: The site is next to Wilwell Cutting SSSI and Local Nature Reserve. This is designated for both its flora and fauna. The importance of the site would be at risk from domestic animals, modification of watercourses or the water table and changing water levels, and from increased usage of the site as a recreational facility. There are also hedgerows on the site that should be retained.

Air quality / contamination: The site is not within or in proximity of an air quality management area. Areas of made ground identified around the fringes of the western part of the site being potentially contaminated land.

Community facilities: Ruddington is a Key Settlement. The village centre contains a variety of convenience and comparison stores, including a supermarket and post office. There are a number of public houses, restaurants and takeaways. The settlement has a village hall and second community space at St Peter's Rooms. Ruddington has a number of recreational open spaces - Rushcliffe Country park, Sellers Field, Elms Park, Vicarage Lane, Ruddington Green, and St Marys Community Park.

Highways and access: Access would have to be achieved off Wilford Road. Wilford Road at this point is National Speed Limit.

Accessibility: The Navy Line 3 bus passes past the site, which currently provides for an hourly service between Clifton and Nottingham. Ruddington Lane tram stop is located around 1km away from the middle of the site which offers frequent services to the city centre and beyond. Reasonable connections to walking and cycling network that runs along the eastern side of Wilford Road. Located some distance from the village centre of Ruddington.

Other issues: Part of the site is being promoted as a new base for the West Bridgford Hockey Club.

Agricultural land: The area is Grade 2 agricultural land.

Deliverability: From the information in the submission, the site is owned by two willing landowners therefore it is available for development. No known housebuilder interest at this point in time.

Suitability: Not suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not applicable

Delivery: Non Deliverable or Developable

Overall summary: The site is located within the Green Belt adjacent to West Bridgford but within Ruddington Parish. It lies immediately south of the A52 which forms a strong defensible green belt boundary. The site lies immediately adjacent to the Wilwell Cutting SSSI, which is designated for both its interest in flora and fauna. This would be a major barrier to delivery given the sensitivities identified for the SSSI. The southern part of the site lies within the setting of the Greenhouse at Ruddington golf course, a listed building. It is therefore considered that the site is not suitable for development.