Stanton on the Wolds Housing Land Assessment

Parish / Town: Stanton on the Wolds

Site area (hectares): 1.6 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 45

Density (dwellings/hectare): 22

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining key settlement

Allocated site reference: None

Status: Previously refused planning permission.

Number of dwellings remaining: 45

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

Site on Brownfield Register: No

Green Belt: KEY1 comprises the field north of Willowbrook Primary School within KEY/G in the Green Belt Review. Part 2 of Green Belt Review scored KEY/G 11 (out of a maximum of 25). Whilst the land scored poorly against 3 of the 5 Green Belt purposes, due to the site's strategic value in preventing settlements merging, the land is considered to be fundamentally constrained.

Flood risk: Flood zone 1. EA map identifies land adjacent to the school as being of high risk of surface water flooding.

Landscape assessment: Aggregate LVIA score: 48/100. KEY/001 is a pastoral field nestled between development on the eastern edge of Keyworth. Within the study area, there is a low landscape value, owing in part to the high degree of human influence and lack of conservation interests. Development of the site would be perceived as infill within the urban edge, giving no loss of key characteristics. Overall the landscape sensitivity is low. Visually there is a low value aside from a slight recreational value arising from the public rights of way. The site does not have much relevance to residential and recreational receptors and is generally visually contained; the susceptibility is low. Overall the visual sensitivity is also low.

Green infrastructure: No green infrastructure or open space constraints. The site is small and offers limited opportunities, beyond small amenity spaces, for green infrastructure.

Historic environment: Potential loss of ridge and furrow. Site visit indicates that ridge and furrow evident, but not pronounced or best example.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. It is however bounded by established mature hedgerows which are a LBAP habitat and the pasture is identified as existing grassland within the Biodiversity Opportunity Mapping Report. It may therefore contain locally important neutral grassland plant species. 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 an AQMA.

Community facilities: Stanton on the Wolds has no facilities except a petrol station and a garden centre. Keyworth is a Key Settlement with a local centre that includes convenience (local supermarket and pharmacy) and a limited number of comparison shops, restaurants, public houses and fast food establishments. There is also second local centre at Wolds Drive and a small collection of shops on the corner of Nottingham Road and Debdale Lane. Centre includes community centre with public park and play area, medical centre and gym.

Highways and access: Already considered as part of planning application, acceptable subject to conditions previously requested.

Accessibility: Main centre of Keyworth is over a 20 minute walk away. Wolds Drive is a 15 minute walk. The Keyworth bus stops on Willow Brook providing a regular connection to West Bridgford and Nottingham.

Other issues: Not stated

Agricultural land: The site is identified as Grade 3 agricultural land. Further assessment required to establish whether Grade 3a (best and most versatile) or Grade 3b.

Deliverability: Previously refused planning permission (due to the site's Green Belt designation) in 2013 and subsequent representations on the LAPP and emerging Strategic Plan indicates the landowner is keen to develop the site.

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+ year

Overall summary: Keyworth is identified as a Key Settlement in the Core Strategy. This site is not constrained by heritage, flooding, landscape, access or biodiversity issues which cannot be avoided or mitigated. The submission of a planning application (refused) and subsequent representations during LP2 preparation and Strategic Plan indicates willingness to develop the site. The Green Belt review however concludes that the sites location prevents further merging of Stanton on the Wolds and Keyworth. It is therefore fundamentally constrained by the Green Belt designation and would not be suitable until this policy constraint is removed.

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 0.6 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 15

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: 15

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

Site on Brownfield Register: No

Green Belt: Within Nottingham and Derby Green Belt, KEY2 is located within KEY/G, south of Willowbrook Primary School. Part 2 of Green Belt Review scored KEY/G 11 (out of a maximum of 25). Whilst the land scored poorly against 3 of the 5 Green Belt purposes, due to the site's strategic value in preventing settlements merging, the land is considered to be fundamentally constrained.

Flood risk: Flood zone 1

Landscape assessment: Aggregate LVIA score: 53/100. Site KEY002 is a pastoral field situated on the eastern extent of Keyworth; it has a strongly vegetated boundary at present which helps to screen the settlement from the east. There is a low landscape value in the study area arising in part from the lack of conservation and recreational interests. Landscape susceptibility is also low; development of the site would result in no loss of key characteristics, but loss of the strong vegetated boundary has the potential to increase prominence of the settlement. Overall the landscape sensitivity is low. In terms of visual amenity, there is low value - despite the long views towards the Leicestershire Wolds - and the susceptibility is also low as the site is heavily screened and does no contribute to the visual amenity experienced by residential receptors. The visual sensitivity is overall low.

Green infrastructure: No green infrastructure or open space constraints. The site is small and offers limited opportunities, beyond small amenity spaces, for green infrastructure.

Historic environment: There are no recorded heritage assets within or in close proximity of this site.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. It is however bounded by established mature hedgerows which are a LBAP habitat and the pasture is identified as existing grassland within the Biodiversity Opportunity Mapping Report. It may therefore contain locally important neutral grassland plant species. 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 an AQMA.

Community facilities: Stanton on the Wolds has no facilities except a petrol station and a garden centre. Keyworth is a Key Settlement with a local centre that includes convenience (local supermarket and pharmacy) and a limited number of comparison shops, restaurants, public houses and fast food establishments. There is also second local centre at Wolds Drive and a small collection of shops on the corner of Nottingham Road and Debdale Lane. Centre includes community centre with public park and play area, medical centre and gym.

Highways and access: Use of existing access for residential development, will not be permitted. Applicant would need to prove visibility can be achieved onto Willow Brook. Widmerpool Lane is unlikely to be suitable for access unless speed limit is lowered, and pedestrian access improved.

Accessibility: Main centre of Keyworth is over a 20 minute walk away. Wolds Drive is a 15 minute walk. The Keyworth bus stops on Willow Brook providing a regular connection to West Bridgford and Nottingham.

Other issues: Not stated

Agricultural land: The site is classified as Grade 3 agricultural land.

Deliverability: Use of existing access for residential development, will not be permitted. Applicant would need to prove visibility can be achieved onto Willow Brook. Widmerpool Lane is unlikely to be suitable for access unless speed limit is lowered, and pedestrian access improved.

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: Keyworth is identified as a Key Settlement. The site is not constrained by significant heritage, flooding, landscape, access or biodiversity issues which cannot be avoided or mitigated. As the development of this site would contribute to further merging of Keyworth and Stanton on the Wolds the Green Belt Review concludes that development is fundamentally constrained by the Green Belt designation and would not be suitable until this policy constraint is removed.

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 0.86 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 17

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Freestanding

Allocated site reference: None

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

Number of dwellings remaining: 17

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

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 comprises remainder of land promoted by owners of 126 and 130 Melton Road (excludes land permitted for one unit (SHLAA/STA/015). This area has been promoted during LP2. Land is constrained by Green Belt.

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: Land comprises remainder of land promoted by owners of 126 and 130 Melton Road (excludes land permitted for one unit (SHLAA/STA/015). This area has been promoted during LP2. Land is constrained by Green Belt.

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 0.12 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): 8

Site source: Planning Application

Planning reference: x

Type of site: Adjoining other village

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: Under construction as confirmed by 23/01883/CLUEXD

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 as confirmed by 23/01883/CLUEXD

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 0.1 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): 9

Site source: Planning Application

Planning reference: 21/01940/OUT

Type of site: Within other village

Allocated site reference: None

Status: Extant outline planning permission

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: Outline planning permission granted 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: Outline planning permission granted for minor residential development.

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 152 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 2,200

Density (dwellings/hectare): 17

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Freestanding

Allocated site reference: None

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

Number of dwellings remaining: 2,000

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

Site on Brownfield Register: No

Green Belt: Land is in the Green Belt. It has not been assessed within the LP GB review as it is in an outlying location, isolated from a settlement or the main urban areas boundaries.

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

Landscape assessment: NM03 - Widmerpool Clay Wolds - Landscape condition is good as features are well maintained. Landscape strength is strong. The area has a strong intact rural character with arable and pasture farming and pockets of woodland key features.

Green infrastructure: Woodland blocks and the Roehoe Brook in the south offer potential to embed a new settlement into the existing green infrastructure.

Historic environment: Headstones of St Wilfred’s Church within the eastern corner of the site (east of the A46) are listed. St Wilfred’s Church lies under pasture and is a SAM. HER identifies medieval coin find east of A46 in vicinity of former St Wilfred’s Church. Site is located adjacent to the Foss Way and as such archaeological remains / artefacts may be present. Rural setting of listed gravestones would be adversely affected. Suggestion that Kinoulton Village would have been located nearer the church in the 12th century before migrating east, possibly within this site. West of the A46, Bank Farm is identified in the HER as a non-designated heritage asset. Archaeological Desk Based Assessment and geophysical survey as part of any application, area around the former church could have significant archaeology, possibly limiting development in this area

Nature conservation: Site contains a Local Wildlife Site (Jericho Farm Grassland) which is noted as a neutral grassland. There are numerous hedgerows and small woodland/copses.

Air quality / contamination: The site is not within or in proximity to and air quality management area. No areas identified as potentially contaminated land.

Community facilities: The site is not within proximity to any community facilities.

Highways and access: Potential access off the A46 Roehoe junction and or A606 Melton Road.

Accessibility: The site is not close to any existing facilities. Walking and cycling links to surrounding area limited to narrow footway along Browns Lane towards Stanton on the Wolds and Keyworth.

Other issues: A number of public rights of way cross the site.

Agricultural land: Grade 3.

Deliverability: It is a large site which appears to be under one ownership. As a stand alone proposal it is highly likely that it would require significant new infrastructure. This may affect significantly any lead in times.

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 owned by two landowners and was being promoted by a developer (Bloor Homes). Site is therefore available. The main constraint identified is that the site lies within the green belt. As a large freestanding proposal, it would be likely that the site would require connections to utilities, new accesses to the highway network. This would affect when such a site would be ready to start delivering housing. In addition areas of the site are at risk of flooding from various sources.

Parish / Town: Stanton-on-the-Wolds

Site area (hectares): 250

Brownfield or greenfield: Greenfield

Dwelling capacity: 4,000

Density (dwellings/hectare): Not stated

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Freestanding

Allocated site reference: None

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

Number of dwellings remaining: 4,000

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

Site on Brownfield Register: No

Green Belt: Land is in the Green Belt. It has not been assessed within the Local Plan Green Belt review as it is in an outlying location, isolated from a settlement or the main urban areas boundaries.

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

Landscape assessment: This is a reasonably flat area comprised of medium to large arable fields interspersed with small to medium blocks of woodland. This area of search is representative of the surrounding rural landscape. Blocks of woodland contribute towards scenic beauty, although the A46, A606 and railway line detract from this and perceptions of tranquillity locally. Public rights of way (PRoW) provide recreational value. Views are largely restricted to within the area of search due to the topography, blocks of woodland and field boundary vegetation. Woodland blocks and the Roehoe Brook in the south offer potential to embed a new settlement into the existing green infrastructure. Defensible boundaries are formed by the A606 and existing field boundaries, including the vegetation enclosing the PRoW south of Jerico Farm and Bank Farm. There is a risk of coalescence with Stanton-on-the-Wolds. Suitable for development. Maintain green buffer to prevent coalescence with Stanton-on-the-Wolds.

Green infrastructure: Woodland blocks and the Roehoe Brook in the south offer potential to embed a new settlement into the existing green infrastructure.

Historic environment: Limited archaeological finds within the northern part of this larger site, however the site is substantial and is adjacent to the Foss Way. As such archaeological remains / artefacts may be present. Archaeological investigation within northern part of the site – nature of archaeology should be readily detectable via magnetometry survey in support of any allocation and/or planning application

Nature conservation: Site contains part of a Local Wildlife Site (Jerico Farm Grassland) which is noted as a neutral grassland. There are numerous hedgerows and small woodland/copses. Hill farm identified as a non designated heritage asset.

Air quality / contamination: The site is not within or in proximity to and air quality management area. Pockets of made and worked ground, together with agricultural buildings and farm buildings identified as areas of potential contamination.

Community facilities: The site is not within proximity to any community facilities.

Highways and access: Potential access off the A46 Roehoe junction and or A606 Melton Road. Potential access point onto Owthorpe Road.

Accessibility: The site is not close to any existing facilities. Walking and cycling links to surrounding area limited to narrow footway along Browns Lane towards Stanton on the Wolds and Keyworth.

Other issues: A number of public rights of way cross the site.

Agricultural land: Grade 3.

Deliverability: As a stand alone proposal it is highly likely that it would require significant new infrastructure. This may affect significantly any lead in times.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Could be suitable if policy changes 5+ years

Delivery: Not applicable

Overall summary: The site is owned by a single landowner and being promoted for development. The site is therefore available. The main constraint identified is that the site lies within the green belt. As a large freestanding proposal, it would be likely that the site would require connections to utilities, new accesses to the highway network. This would affect when such a site would be ready to start delivering housing. In addition areas of the site are at risk of flooding from various sources.