Tollerton Housing Land Assessment

Parish / Town: Tollerton

Site area (hectares): 9.2 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 150

Density (dwellings/hectare): 16

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Adjoining other village

Allocated site reference: None

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

Number of dwellings remaining: 150

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

Site on Brownfield Register: No

Green Belt: This area of land is contained by residential development to the east and west preventing further sprawl in that direction. However the elevated position and sloping topography mean the Green Belt prevents conspicuous sprawl within the site itself. As the land does not extend beyond the existing residential areas to the east and west, the Green Belt designation does not prevent the merging of Tollerton with the Gamston Strategic Allocation (part of the main urban area of Nottingham). The land however does not contain inappropriate development and the consequently the character is open countryside rather than urban fringe. This character is enhanced by the rural view across the site to the north. Whilst the site is physically contained and more likely to be of low Green Belt importance, the open countryside character and visibility of the site results in a score of 11. This reflects an area of low-medium Green Belt importance.

Flood risk: The site is not at risk of flooding from watercourses. It is at risk of surface water flooding.

Landscape assessment: Landscape appraisal score 47/100. The site comprises several fields with strong arable characteristics and lies directly north of an existing line of housing along Burnside Grove. There is a good network of Public Rights of Way within the study area but none which directly influence the site. There are some conservational interests within the study area, including some TPO's, listed buildings and a conservation area unrelated to the site. There is an overall medium landscape value within the study area due to well maintained arable landscape and strong domestic setting. There is a low susceptibility to change with some loss of agricultural land but the perception of infill development. The sensitivity of the landscape character is low overall. Visually, there are no indicators or recognition of value. There is a medium number of potential receptors as the site forms part of the settlement edge. The overall visual susceptibility is low with most views of the site obscured by built form, particularly from the south and east. Overall, there is low visual sensitivity.

Green infrastructure: The hedgerows of varying quality could be maintained and enhanced as green infrastructure buffers.

Historic environment: The site does not contain or is in the setting of a designated heritage asset. However Archaeology indicates the presence of a Civil War gun emplacement to the west of access along southern site boundary.

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. 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: The site is not located within an Air Quality Management Area.

Community facilities: Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: NCC previously advised that it would require two points of access (for 180 units), existing farm access corridor is of insufficient width to serve even a modest development of less than 50 dwellings. 6Cs Design Guide Part 3 however indicates that a 5.5m carriageway can accommodate between 50 and 400 dwellings (a residential road). 6Cs also suggests 150 can be accessed from a single access point.

Accessibility: The site is located away from the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road.

Other issues: None stated

Agricultural land: The site is almost all Grade 2 (BMV) agricultural land, with a small area classified as Grade 3.

Deliverability: The site was promoted through the Local Plan Part 2 and more recently through the Strategic Plan Growth Options, therefore is available for development.

Suitability: Could be suitable

Availability: Available 11 - 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 not of significant importance when assessed against the purposes for including land within the Green Belt. The site is largely contained, however it is located away from some facilities and the main bus corridor (along Melton Road). Site does not perform as an important landscape feature in the landscape study. The site was promoted through the Local Plan Part 2 and more recently through the Strategic Plan Growth Options, therefore is available for development. Growth Options Study determines that land west of Tollerton, including this site is potentially suitable location for strategic development.

Parish / Town: Tollerton

Site area (hectares): 25.6 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 512

Density (dwellings/hectare): 20

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Adjoining other village

Allocated site reference: None

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

Number of dwellings remaining: 512

Source of number of dwellings: Assumption made on best estimate

Site on Brownfield Register: No

Green Belt: The site was split into 2 for the purposes of the Green Belt Review. The northern part of the site (TOL/A) is isolated within the Green Belt but adjacent to the historical core of Tollerton (itself washed over by Green Belt) and the Green Belt designation preserves the rural setting of this area of the village. The rising topography towards Jubilee Woods increases the site’s prominence in the Green Belt increases the importance of preventing of urban sprawl. The Green Belt also prevents the merging of Tollerton with the Tollerton/Gamston Strategic Allocation. Due to the northern part of the site’s location between the strategic allocation and Tollerton, its prominent location in the landscape, open countryside character and its contribution to the rural setting of Tollerton the land performed well against all Green Belt purposes and is of high Green Belt importance. The significant reduction in the distance between Tollerton and the Strategic Allocation and the perception of merging fundamentally constrain the removal of the land from the Green Belt. The southern part of the site (TOL/B) performs similarly against Green Belt purposes. It is however adjacent to the 20th Century development of Tollerton which overlooks the land and reduces the open countryside character of the site. The Green Belt designation prevents the merging of Tollerton with the Gamston Strategic Allocation and the merging of the historic core of Tollerton with the more area of 20th Century development. The southern part of the site scored 17 reflecting the land’s medium-high Green Belt importance.

Flood risk: The site is not at risk of flooding from watercourses or from surface water run-off.

Landscape assessment: Landscape appraisal score 69/100. The site comprises several fields with strong arable characteristics and is situated west of Tollerton Lane. There is a good network of Public Rights of Way within the study area that link the various settlements together. Tollerton FP4 runs through the northern section of the site and Tollerton BW5 runs along the sites northern boundary. There are some conservational interests within the study area, including some TPO's and several listed buildings. There is an overall medium landscape value within the study area due to well managed agricultural land and a strong domestic setting. There is a medium susceptibility to change with a loss of rural setting to village evident as well as a large urban extension. The sensitivity of the landscape character is medium overall. Visually, there are no indicators or recognition of value. There is a medium number of potential receptors as the site forms part of the village edge. The overall visual susceptibility is high with some long distance views of the site and surrounding landscape. Overall, there is medium visual sensitivity.

Green infrastructure: Other than the hedgerow corridors there is no identified green infrastructure within the site. 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.

Historic environment: This land provides a visual break between the historic core of Tollerton and the more recent 20th century developments closer to the A606. The removal and development of the land would merge these areas and significantly affect the setting of the historic settlement. Tollerton Hall, its grounds, St Peters Church and Bassingfield House are Grade II listed and are on the opposite side of Tollerton Lane. HER identifies ridge and furrow within the site although site now under intensive farming methods which has removed this evidence.

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. 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: Not within or affecting and Air Quality Management Area. No areas of land identified as potentially contaminated.

Community facilities: Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: Would require two points of access. Possible upgrade to Tollerton Lane /A606 and Cotgrave Lane junctions. Questionable from a sustainability standpoint lack of facilities in Tollerton means mainly car based travel.

Accessibility: The site is located close to the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road. Tollerton Lane is also served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: Part of the site identified as fundamentally constrained in Green Belt terms. Area that isn't is 13.9 hectares therefore dwelling capacity is adjusted accordingly.

Agricultural land: The majority of the site is Grade 3 agricultural land with a proportion of Grade 2 agricultural land at the south-western corner of the site.

Deliverability: Site being was promoted on behalf of landowner through the Local Plan Part 2 Process. No known developers involved.

Suitability: Could be suitable

Availability: Available 11 to 15 years

Achievability: Achievable 11 to 15 years

Delivery period: Not available

Delivery: Could be suitable if policy changes 5+ years

Overall summary: There are a number of identified issues in relation to the site as a whole. The site performs an important function in relation to its inclusion in the Green Belt. In particular the Green Belt review identifies the northern portion of the site as of particular importance, given that separation is required between Tollerton and the strategic allocation to the north. Other issues in relation to the site is that the site is some distance from facilities. It provides a visual break between the historic core of Tollerton and old Tollerton village. In terms of landscape and visual impacts, the site performs well in terms of the landscape assessment. Site being promoted on behalf of landowner through the previous Local Plan Process. No known developers involved.

Parish / Town: Tollerton

Site area (hectares): 2.8 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 30

Density (dwellings/hectare): 11

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Adjoining other village

Allocated site reference: None

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

Number of dwellings remaining: 30

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

Site on Brownfield Register: No

Green Belt: The Green Belt designation prevents further development east of Tollerton Lane on land which slopes down gently towards the east. The land is visible over a wide area in this direction. As the submitted site does not follow a physical boundary feature the land is not contained and the Green Belt prevents visible urban sprawl. The approval of affordable units as an exception has weakened the Green Belt designation regarding safeguarding the countryside from encroachment, however the land’s contribution to the open arable landscape results in an open countryside character. Whilst the site performed well against Green Belt purposes which prevented sprawl and encroachment, the land’s poorer performance against purposes which prevent merging and protect historic setting reduce its
overall score to 12. This identifies the site as being of low-medium Green Belt importance

Flood risk: The site is not identified as at risk of flooding from any source other than a negligible area near to the rural exception development from surface water.

Landscape assessment: Landscape Appraisal score 61/100. The site comprises part of two fields with arable characteristics and is situated immediately east of Tollerton Lane. There is a network of Public Rights of Way within the study area with Tollerton FP2 intersecting the north-eastern section of the site. There are some conservational interests within the study area, including some TPO's and several listed buildings. There is an overall low landscape value within the study area with some areas of well managed agricultural land and a strong domestic setting. There is a medium susceptibility to change with a small loss of strong rural setting to village and an extension to the urban edge. The sensitivity of the landscape character is medium overall. Visually, there are no indicators or recognition of value. There is a medium number of potential receptors as the site forms part of the village edge. The overall visual susceptibility is medium as the site is part of the villages rural setting. Overall, there is medium visual sensitivity.

Green infrastructure: No identified Green Infrastructure on site, in agricultural use. Hedgerow along the frontage of the site could be enhanced to provide green infrastructure, however this may lead to conflict with the need to provide a footway along the frontage of the site.

Historic environment:The site is does not contain, nor does it have an impact on the setting of a heritage asset. Roman and medieval pottery found in field to east of site, pottery may be an isolated find but may be related to nearby archaeology, possibly within the site. Grounds of Tollerton hall (including a Decoy) to the east of the site are identified as non designated park and garden.

Nature conservation: There are no designated nature conservation interests within or adjacent to the site. It is however bounded on one of its boundaries by hedgerows in poor condition. 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: The site is not within or will have a direct effect on an air quality management area.

Community facilities: Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: The shape of the site is only likely to allow ribbon development fronting Tollerton Lane with direct vehicular access. Satisfactory access should be achievable. Would prefer to see as much frontage development as possible. The existing footway to the south will require extending across the frontage of the site entailing the loss of a significant amount of hedgerow (taken from 2012 response to the SHLAA from NCC highways).

Accessibility: The site is located away from the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road. Tollerton Lane is also served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: None stated

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

Deliverability: Site available as indicated by further options response and larger site submission during consultation on Strategic Plan Growth Options.

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 along the edge of Tollerton, however fronts the main road from Tollerton northwards. There is existing ribbon development in part along this eastern frontage to Tollerton. Whilst the land is of low-medium green belt value it does not have a discernible eastern boundary, and its configuration would suggest that frontage development onto Tollerton Lane would be the only suitable form of development. Site available as indicated by further options response. Larger site (SHLAA/TOL/015), submitted during consultation on Strategic Plan Growth Options, overlaps this site. Possible that the site has been sold on since this submission was made as different site promoter.

Parish / Town: Tollerton

Site area (hectares): 5.0 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 60

Density (dwellings/hectare): 12

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: 0

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

Site on Brownfield Register: No

Green Belt: The site consists of trees, scrubland and a number of agricultural prefabricated buildings in various states of use, together with a dwelling. Whilst there is development within the site, this is well screened from the wider area and can only be viewed from the south east of the site. The major issue with the site is that it is located in an isolated area and would not be released from the Green Belt without additional land between it and Tollerton. If the site were to be released together with other land, the gap between Tollerton and the strategic allocation would be significantly diminished. As the site crosses the brow of the hill development would visually link Tollerton to the strategic allocation, defeating one of the fundamental purposes of including land within the Green Belt. The site is therefore of high Green Belt importance. Whilst the site overall is considered to be of medium-to-high green belt importance, the issues relating to merging lead to the site being of fundamental importance to the function of the green belt.

Flood risk: The site is not at risk of flooding from any source.

Landscape assessment: The site has not been assessed within the LVIA as it is remote from any settlement. Adjacent site has been assessed and landscape appraisal score 69/100. The site comprises several fields with strong arable characteristics and is situated west of Tollerton Lane. There is a good network of PRoW's within the study area that link the various settlements together. Tollerton FP4 runs through the northern section of the site and Tollerton BW5 runs along the sites northern boundary. There are some conservational interests within the study area, including some TPO's and several listed buildings. There is an overall medium landscape value within the study area due to well managed agricultural land and a strong domestic setting. There is a medium susceptibility to change with a loss of rural setting to village evident as well as a large urban extension. The sensitivity of the landscape character is medium overall. Visually, there are no indicators or recognition of value. There is a medium number of potential receptors as the site forms part of the village edge. The overall visual susceptibility is high with some long distance views of the site and surrounding landscape. Overall, there is medium visual sensitivity.

Green infrastructure: Site contains significant tree coverage across its northern half, with some hedgerow cover around the site, both of which are a biodiversity priority habitat.

Historic environment: Site does not contain any designated or undesignated historic assets.

Nature conservation: The site has no identified nature conservation interest, however there is extensive tree cover across the site, hedgerows and rough grassland which are all LBAP priority habitats.

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

Community facilities: Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: Site is accessed off Little Lane which is a single highway and therefore unlikely to be suitable for significant housing development. Development would likely come forward with neighbouring TOL2. Combined these sites would require two points of access. Possible upgrade to Tollerton Lane /A606 and Cotgrave Lane junctions. Questionable from a sustainability standpoint lack of facilities in Tollerton means mainly car based travel.

Accessibility: The site is located away from the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road. Tollerton Lane is also served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: Telecommunications mast within the site, together with a residence and number of buildings used for the keeping of pigs in various states of condition.

Agricultural land: The site is predominantly classified as Grade 3 agricultural land, with some areas of Grade 2 to the north and south extremes.

Deliverability: Site is available for development however its suitability is unclear given its location and other constraints.

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: There are significant concerns in relation to the suitability of the site for development given its location, accessibility and significant loss of biodiversity and prominent landscape features. Jubilee Wood and the site adjacent sit on top of a prominent ridge. The site performs an important function in Green Belt terms, separating Tollerton from the strategic allocation.

Parish / Town: Tollerton

Site area (hectares): 0.05 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 2

Density (dwellings/hectare): 40

Site source: Planning Application

Planning reference: 10/01258/EXT

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: Tollerton

Site area (hectares): 0.47 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 19

Density (dwellings/hectare): 21

Site source: Housing Allocation

Planning reference: 18/02528/FUL

Type of site: Freestanding

Allocated site reference: Policy 25. East of Gamston, North of Tollerton

Status: Under Construction - over 25% of dwellings completed.

Number of dwellings remaining: 10

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: 9 completed. 10 not started.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 1 to 5 years

Delivery period: 1 year

Delivery: 5 Year Tranche - 0-5 Years

Overall summary: 9 completed. 10 not started.

Parish / Town: Tollerton

Site area (hectares): 0

Brownfield or greenfield: Greenfield

Dwelling capacity: 1

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 23/00968/FUL

Type of site: Freestanding

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 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: Tollerton

Site area (hectares): 246 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 4,000

Density (dwellings/hectare): 16

Site source: Housing Allocation

Planning reference: 20/03244/OUT (pending), 24/00347/HYBRID (pending)

Type of site: Urban extension

Allocated site reference: Not stated

Status: Planning application under consideration

Number of dwellings remaining: 4,000

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

Site on Brownfield Register: No

Green Belt: The site was removed from the Green Belt following its allocation in the Local Plan Part 1.

Flood risk: The eastern edge of the site is located in flood zone 2 and 3. Parts of the site are at risk of surface water flooding.

Landscape assessment: Land is within 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.

Green infrastructure: Site is adjacent to the Grantham Canal, which is identified as a strategically important green infrastructure asset. There are significant opportunities to provide GI and link to the canal.

Historic environment: Grade II Listed Buildings present on site - 17 pillboxes within the site. Setting of pillboxes would be significantly affected by development of the airfield. Removing their historical context. Incorporate pillboxes into GI infrastructure that connects them and protects their setting. Information should explain their historic value.

Nature conservation: No designated sites. However site contains hedgerows which are a priority habitat within the LBAP.

Air quality / contamination: The site is not covered by any AQMA. Site may contain some legacy contamination at the airport. There are also areas of made and worked ground within the wider site.

Community facilities: Adjacent to Main Urban Area and Gamston Centre of Neighbourhood Importance. No facilities within 10-15 minute walk - new facilities would have to be provided on the site.

Highways and access: Major infrastructure works are required. Highways modelling has identified improvements required to the strategic road network together with mitigation measures. Proportionate cost on development will be required to fund mitigation measures.

Accessibility: Tollerton Lane is served by an hourly bus between Nottingham and Cropwell Bishop. A few uncoordinated walking routes that may be unsafe, poorly designed or that do not conveniently link with the main residential areas nearby.

Other issues: None stated

Agricultural land: Grade 3a and 3b.

Deliverability: Vistry and Taylor Wimpey have agreed to develop an SPD that will ensure development complies with the Core Strategy and are currently working with RBC. The area of land being promoted by willing landowners is considered to be suitable and available now.

Suitability: Suitable

Availability: Available now - 1 to 5 years

Achievability: Achievable now - 6 to 10 years

Delivery period: 18 years

Delivery: 5 Year Tranche - 6 to 10 Years

Overall summary: The site is allocated for development in the Local Plan Part 1 Rushcliffe Core Strategy. Site owners indicated through Local Plan submissions that there are no barriers to delivery subject to the phasing of infrastructure in a viable fashion. An outline and a hybrid application have been submitted which cover a majority of the site. Vistry and Taylor Wimpey have agreed to develop an SPD that will ensure development complies with the Core Strategy.

Parish / Town: Tollerton

Site area (hectares): 39.4 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 475

Density (dwellings/hectare): 12

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: 475

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

Site on Brownfield Register: No

Green Belt: Green Belt Review Part 1 states that Zone 5.1 is considered to have an overall medium-high importance in relation to purposes of the Green Belt. However this review occurred prior to the allocation of the Gamston Strategic Site. Zone 5.2 is considered to have an overall medium importance.

Flood risk: Entire site is within Flood Zone 1.

Landscape assessment: Land is within 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.

Green infrastructure: A right of way crosses the site from Lodge Lane to Edwalton Golf Course. A right of way runs along the southern edge of the site parallel. Recent submission proposes open space and woodland between these rights of way (within Green Belt Area 5.1). This will enhance the required buffer between Tollerton and the main urban area.

Historic environment: There are no designated or non designated heritage assets identified within the site. HER picks up cropmarks and a well as possible archaeological features. Archaeological investigation – nature of archaeology should be readily detectable via magnetometry survey in support of planning application.

Nature conservation: There are no designated nature conservation assets identified within the site.

Air quality / contamination: Land is not within AQMA. Area of made ground to the west of Hoylands Farm and along the side of the A52 identified as potentially contaminated land.

Community facilities: No facilities within 10-15 minute walk - new facilities will be provided within the adjacent Tollerton / Gamston SUE.

Highways and access: Most recent submission (GNSP Growth Options) states that the allocation of this site can provide one or two junctions onto the A52 and unlock the adjacent Gamston SUE which has been delayed.

Accessibility: Site is not well connected by public footpaths. Tollerton Lane is served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: None stated

Agricultural land: The majority of the site is within Grade 2 very good quality agricultural land.

Deliverability: Site is adjacent to the Gamston/Tollerton Strategic Allocation. Land has been submitted by landowner during the Core Strategy Review call for sites (July 2019) and Growth Options consultation. It was also previously promoted during Local Plan Part 2 consultations. Site could be suitable if policy changes.

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: Site is adjacent to the Gamston / Tollerton Strategic Allocation. Land has been submitted by landowner during the Core Strategy Review call for sites (July 2019) and is being promoted through the Strategic Plan. Site could be suitable if policy changes. The Growth Options Study concludes that this site is potentially suitable as a location for strategic development.

Parish / Town: Tollerton

Site area (hectares): 1.3 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 30

Density (dwellings/hectare): 23

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: 30

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.

Flood risk: The site is not identified as being at risk of flooding from any source.

Landscape assessment: Land is within 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.

Green infrastructure: None stated

Historic environment: In the setting of 198 Tollerton Lane, a grade II listed building.

Nature conservation: No designated sites. However site contains hedgerows which are a priority habitat within the LBAP.

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

Community facilities: Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: Little Lane, a private unmaintained road located to the north of the site. Farm access to field. No footway on Tollerton lane adjacent to the site.

Accessibility: The site is some distance away from Tollerton. Tollerton Lane is served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: None stated

Agricultural land: The provisional agricultural land classification is grade 3.

Deliverability: SHLAA site submission during 2016/17. No representations submitted by landowner during Local Plan preparation or consultation on Strategic Plan Growth Options.

Suitability: Could be suitable

Availability: Not available

Achievability: Not achievable

Delivery period: Not applicable

Delivery: Could be suitable if policy changes 5+ years

Overall summary: SHLAA site submission during 2016/17. No representations submitted by landowner during Local Plan preparation or consultation on Strategic Plan Growth Options. Site is outlying within the Green Belt. But could come forward with neighbouring SHLAA site SHLAA/TOL/002.

Parish / Town: Tollerton

Site area (hectares): 16 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 370

Density (dwellings/hectare): 23

Site source: Developer/Landowner Submission

Planning reference: None

Type of site: Adjoining other village

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 Green Belt. Previous green belt review assessed the site as being of medium-high green belt importance. The site lies beyond the boundary of the A52, and development would cause coalescence between West Bridgford and Tollerton.

Flood risk: The site is not identified as being at risk of flooding from watercourses. Areas of the site are at varying degrees of risk from surface water flooding, in particular to the north of the site.

Landscape assessment: The site lies within 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

Green infrastructure: The site lies within the area identified as urban fringe within local plan part 2. Any development proposed within these areas are required to incorporate accessible infrastructure that provides recreational opportunities, wildlife benefits and enables pedestrian and cycle access to the wider countryside.

Historic environment: No impact on designated heritage assets Historic Environment Record indicates a shard of 17 century pottery found on the site.

Nature conservation: There are no designated features of wildlife importance within or surrounding the site. Watercourses and hedgerows are identified as biodiversity priority habitats.

Air quality / contamination: There are no Air Quality Management Areas within or within close proximity to the site.

Community facilities: The site is adjacent to Tollerton. Tollerton contains a primary school, a Post Office, pub petrol station, a parish office and several small shop units.

Highways and access: Based upon the site submission, vehicular access would have to come from the A606. There are substantial hedgerows and trees along this frontage. The embankment and railway bridge to the north of the site may be an issue in relation to adequate visibility. Further investigation would need to be undertaken in relation to this matter. Small part of the site adjoins the A52 (T). Highways England do not normally allow new connections to the strategic road network in order to serve new development.

Accessibility: The site is located close to the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road.

Other issues: Public right of way runs through the site. Adjacent to both a recreation ground (to the east) and railway test track (to the west). Ordnance Survey maps indicates that a spring within the site.

Agricultural land: The provisional agricultural land classification for the land is grade 3.

Deliverability: Site is being promoted a strategic land promoter. No obvious land ownership constraints.

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: There are potential constraints identified in relation to accessing the site and connecting the site to the wider walking and cycling network. In addition it is considered that the site is within an important area of green belt which provides separation between West Bridgford and Tollerton.

Parish / Town: Tollerton

Site area (hectares): 23.8 hectares

Brownfield or greenfield: Greenfield

Dwelling capacity: 475

Density (dwellings/hectare): 20

Site source: Developer / Landowner Submission

Planning reference: None

Type of site: Adjoining other village

Allocated site reference: None

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

Number of dwellings remaining: 475

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

Site on Brownfield Register: No

Green Belt: The site is located within the Green Belt.

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

Landscape assessment: The Greater Nottingham Growth Options (Landscape Assessment) Oct 22 highlights that the site has high potential for strategic growth. It feels like a logical extension to the settlement of Tollerton, and retains the village’s southern defensible boundary of the A606. There is the potential for enhancement of watercourse and pond and incorporation into Public Open Space within the site. The developed site would feel like a relatively natural extension to Tollerton and would keep the village above the A606. Retain the hedgerows and riparian vegetation.

Green infrastructure: Whilst the site is in agricultural use it contains watercourses and hedgerows some trees and a pond.. These features should be retained and enhanced.

Historic environment: South of the grounds of Tollerton Hall, which is a non designated historic park and garden. Records of roman pottery scatter and medieval pottery found on the site.

Nature conservation: No designated sites of nature conservation importance within the site. Parts of the site are within 1km of the Normanton Pastures SSSI.

Air quality / contamination: The site is not within or in proximity to an Air Quality Management Area. Some areas of the site are identified as potentially contaminated, including a disused pit.

Community facilities: The site is adjacent to Tollerton. Tollerton contains a primary school, a Post Office, pub, petrol station, a parish office and several small shop units.

Highways and access: The indicative masterplan submitted with the representation received to the Greater Nottingham Strategic Plan shows a point of access onto Tollerton Lane and a point of Access onto Melton Road where the junction to the road to Keyworth is situated. There is currently no view from the highways authority whether the access arrangements are acceptable in principle. In addition the existing A606 junction requires improvement as a result existing allocations East of Gamston/North of Tollerton and at Keyworth.

Accessibility: The site is located close to the main bus service (the Keyworth connection), which provides a regular connection to West Bridgford and Nottingham and can be accessed on the A606 Melton Road. Tollerton Lane is also served by an hourly bus between Nottingham and Cropwell Bishop.

Other issues: Capacity taken from site promoter estimate. Large parts of the site will remain undeveloped.

Agricultural land: The provisional agricultural land classification for the site is grade 3.

Deliverability: Representation states that the site is in single ownership.

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 within the green belt adjacent to Tollerton. Beyond the policy constraints, there are a number of other issues that would require further consideration in relation to access, education provision and the setting of a non designated heritage asset amongst other matters.

Parish / Town: Tollerton

Site area (hectares): 0

Brownfield or greenfield: Brownfield

Dwelling capacity: 1

Density (dwellings/hectare): Not stated

Site source: Planning Application

Planning reference: 21/00091/FUL

Type of site: Within 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: 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.