Statement of Common Ground

South Worcestershire Development Plan Examination February May 2015 Statement of Common Ground Between Savills on behalf of Welbeck Strategic Land LLP and The South Worcestershire Councils Relating to Proposed Allocation Broomhall Community and Norton Barracks Community also known as Worcester South Urban Extension (SWUE) (Policy SWDP 45/1) 5 February 2015

Introduction This Statement of Common Ground relates to that part of the Broomhall Community and Norton Barracks Community site allocation (proposed as allocation SWDP45/1of the South Worcestershire Development Plan (SWDP)), also known as Worcester South Urban Extension in Malvern Hills District, Worcester City and Wychavon District Councils areas under the control of Welbeck Strategic Land LLP. The Statement is intended to provide the Inspector with a summary of agreement and disagreement between Savills on behalf of Welbeck Strategic Land LLP (WSL) and the South Worcestershire Councils. Description of the Site SWDP 45/1 allocates land for 2,600 dwellings; 20ha of employment land; associated community facilities, including a school and local centre; and the provision of a Gypsy and Traveller site. The site covers approximately 246ha. WSL submitted an outline planning application on their part of the site on 29 May 2013. Welbeck Strategic Land s application site area is 153.2Ha (378.6 acres) and is bound by the A4440 and Taylors Lane, a narrow unclassified road, at its northerly point and extends to Broomhall Lane which forms the southern boundary. The river Severn and Bath Road (A38) form the western boundary whilst the Worcester-Oxford railway line and Norton Road, together, form the eastern site boundaries. The site lies wholly within the SWDP 45/1 proposed allocation The city of Worcester lies to the north with St Peter s, a housing development from the 1980s and 1990 s, being that part of the City closest to the development site. The village of Norton Barracks lies to the east of Norton Road. There is open countryside and proposed Significant Gap to the south beyond Broomhall Lane with the village of Kempsey approximately one kilometre away to the south. Lower Broomhall Farm, which has been converted to business use, lies to the immediate south of the site. The River Severn corridor to the west is at a level approximately 12m lower than the site. In longer views from the site, the Malvern Hills are approximately 7.5 miles to the west. The site is presently used predominantly for agriculture. Field boundaries are formed by a network of hedgerows. Mature trees are within the hedgerows or alongside drainage channels (including the Hatfield and Broomhall brooks) and ponds.

WSL s outline planning application area does not include any: Green Belt AONB Conservation Area (the allocation area includes part of the Riverside Conservation area) Scheduled Ancient Monument (the allocation area does include a former roman road which runs through the western part of the allocation on a north-south orientation is of archaeological/historic interest but is not a Scheduled Ancient Monument) Site of Special Scientific Interest Site of Geological Importance Tree Preservation Order Designated site of wildlife importance Proposed Development Policy SWDP 45/1 outlines the proposed allocation. This has been modified by the Proposed Modifications 2014 no s 89-99, within the actual policy wording, as outlined below. Note proposed Mods are in blue, with PM ref in brackets[] SWDP 45: Directions for growth outside the City boundary Worcester urban extensions Within the areas defined on the Proposals Map five six sustainable, well-designed developments are proposed. These sites will come forward in accordance with individual masterplans and the development phasing plan for this policy set out below. [PM89] A. SWDP45/1 Broomhall Community and Norton Barracks Community (Worcester South urban extension): i. Phased delivery of approximately 20ha of employment land and around 2,450 2,600 dwellings. Delivery of the development is dependent upon the phased implementation of the Worcester transport Strategy and in particular the dualling of the A4440 Southern link Road the initial phase of which is currently being delivered. The next phase will be the completion of the dualling between Broomhall Way and Whittington junction which needs to be in place by 2019 to support both this development and the wider SWDP. [PM90] Initial phases of the development shall be linked to the already funded improvements to the A4440 (southern Link Road) which will include measures to improve existing junctions. Later phases of development will be linked to the timing of further delivery of A4440 improvements including measures such as dualling.

ii. Consistent with SWDP 14 the dwellings will be of mixed size, type and tenure in accordance with the needs set out within the Strategic Housing Market Assessment and informed by local housing needs assessments in consultation with local communities. 40% will be affordable (based on the sliding scale set out in SWDP 15 Affordable Housing). [PM91] iii. The masterplan diagram for SWDP 45/1below shows the broad distribution of land uses as well as the various policy requirements, which include a centrally located Neighbourhood local Centre incorporating: a range of community facilities and services including a two-form entry primary school, community building, emergency services infrastructure children s centre and youth facilities; local convenience and comparison retailing; and mixed uses comprising modest scale business development (B1 only) and A2 uses, plus A3, A4 and A5 use class development of a scale appropriate to serving the local community. The Neighbourhood Centre should include not more 2,000 square metres net of retail floorspace and no single convenience store should exceed 1,500 square metres net. [PM92] iv. New and enhanced sports and social facilities at Norton Barracks. v. No more than 85 of the 2,450 2,600 dwellings will be permitted east of Norton Road. A minimum of 35 Up to 40 of these will be in the Significant Gap, to provide surveillance of the proposed community, sports and recreation facilities. The pedestrian and cycle routes linking existing and new development to those uses will be subject to more detailed masterplanning. [PM93] vi. At the Significant Gap to the south of Norton Barracks, between Norton Road and the M5, only uses that retain the openness of the land will be permitted. vii. Provision for two separate sites, each one site for Travellers of up to 10 pitches, for Travellers within or on the edge of the urban extension.* see also SWDP 17- Travellers and Travelling Showpeople [PM94] viii. Improvements to the A4440, the A38 and associated highways, public transport, cycle and walking infrastructure and services shall include measures to improve accessibility by non- car modes to Worcester city centre, and other key employment, health, education, leisure and transport ( interchange) facilities, services and destinations across the city including at least two grade-separated pedestrian / cycle crossings. [PM95] ix. Safeguarding land on the southern side of the A4440 for the dualling of the road and the provision of the pedestrian and cycle bridges needed to provide sustainable transport links between the development and Worcester city walk and cycle networks.[pm96] x. The potential provision of a parking hub to be agreed with Worcestershire County Council. [PM97]

xi. A road network hierarchy and legible road layout within and adjoining the urban extension supporting the functions of the new neighbourhood, including traffic calming measures to safeguard the amenity of the Norton Barracks community. xii. Footpath and cycle networks within the development including safe links to Worcester city, the neighbourhood local centre and Norton Barracks. [PM98] xiii. The provision of a local Green Infrastructure network, including: Local Green Network encompassing watercourses (including the Hatfield Brook) and sustainable drainage systems, plus recreation open space; A Local Green Network buffer to the west of Norton Road separating the Broomhall and Norton Barracks communities, of a scale that maintains their individual identities; A Local Green Network buffer along the whole southern boundary immediately to the north of Broomhall Lane, providing a framework for the built development consistent with local landscape character; A Local Green Network buffer to the north of Norton Barracks, between Norton Road and the railway line, designed to overcome visual and noise impacts of business development to the north by separating new and existing uses; Local Green Network adjacent to the A4440, to provide a framework for the built development, mitigate noise and flood risk and maintain the individual identities of Broomhall and St Peter the Great to the north. [PM99] An amended Masterplan for the policy is included as Appendix 3 to the Proposed Modifications document. Both the original and the amended Masterplan diagram are appended to this Statement. Planning History of the Site There are no previous planning applications or permissions relevant to the consideration of the allocation. There are five current applications of direct relevance to the SWUE. Four seek housing and employment development within the SWUE, one seeks to provide the proposed footbridge to cross the A4440. Application references refer to Malvern Hills District Council reference unless otherwise stated: 13/00656/OUT(submitted by Savills on behalf of Welbeck Strategic Land LLP to Malvern Hills District Council, Wychavon District Council and Worcester City Council) : Land to the South of the City of Worcester, Bath Road, Broomhall, Worcestershire Outline planning application, including approval of access (appearance, landscape, layout and scale reserved) for a mixed-use development with local centre to the south of Worcester, including demolition of existing buildings and the construction of

up to 2204 dwellings including affordable housing (Use Class C3) and up to 14ha of employment land. The development to also include: Hotel (Use Class C1); Elderly Persons Accommodation (Use Class C2); Business (Use Classes B1, B2 and B8); Retail (Use Classes A1, A2, A3, A4, A5); Non-residential Institutions (including; o Health (Use Class D1) o o o Primary school (Use Class D1); Assembly and Leisure (including: Indoor Leisure (Use Class D2), Outdoor Sports and Leisure (Use Class D2); Landscape, public realm, open space, allotments and orchards; Associated infrastructure and off-site highways works, part of which is within the administrative district of Malvern Hills District Council / Worcester City Council / Wychavon District Council not yet determined. 13/01617/OUT(submitted by Planning Prospects on behalf of St Modwen) : Land north of Taylors Lane, south of and part north of A4440 Broomhall Way, Worcestershire, Outline application with all matters reserved except for access, for a mixed use development comprising residential development up to 255 dwellings, employment (B1) (b and c), B2 and/or B8, access, footpath, cycleways and highway infrastructure, pedestrian / cycle bridge over A4440, public open space, landscaping and associated development and drainage not yet determined. 14/01466/OUT: (submitted by Simon Cheshire Planning on behalf of Mrs S Dunning) Broomhall Grange, Norton Road, Broomhall, Worcestershire, WR5 2PD Outline application with all matters reserved except for access, for residential development for up to 28 dwellings (amended scheme) Little Treasures, Broomhall Grange not yet determined. The submission follows the refusal of a previous application: 13/00710/OUT - Outline application for residential development, with all matters reserved except for access Little Treasures, Broomhall Grange refused 21.10.2013 Appeal ref: APP/J1860/A/14/2214098, dismissed 13.10.2014)

Worcester City Council application ref : P14L0266 (submitted by Turley Associates for Severn Capital) Land at Broomhall Way Outline planning application for the erection of up to 103 dwellings with all matters reserved, excluding access not yet determined. Worcester City Council application ref P13A0617 (submitted by Planning Prospects on behalf of St Modwen) Land adjacent to Lobelia Close, Cranesbill Drive, Broomhall Green and the A4440 Broomhall Way Erection of pedestrian/cycle bridge over A4440 Broomhall Way to facilitate access to a mixed use development comprising of up to 255 dwellings, and employment uses (classes B1 (b and c), B2 and/or B8), on land between Taylors Lane and the A4440 Broomhall Way not yet determined. Note if approved as submitted the 5 applications would deliver approximately 2560 dwellings and approximately 19ha of employment land. Development Plan (list of relevant policies) The following provides a list of policies considered relevant to the SWUE. These are provided an the basis of relevant policies from the SWDP (Jan 2013) as they relate to the SWUE (note, those elements underlined identify modifications proposed by the Council (May 2013: SWDP Policies SWDP1 Overarching Sustainable Development Principles SWDP2 Development Strategy and Settlement Hierarchy SWDP3 - Employment, Housing and Retail Provision Requirement and Delivery SWDP4 Moving Around South Worcestershire SWDP5 Green Infrastructure SWDP6 Historic Environment SWDP7 Infrastructure (Plus Annex 1) SWDP8 Providing the Right Land for Buildings and Jobs SWDP9 Creating an Sustaining Vibrant Centres

SWDP10 Protection and Promotion of Shopping Choice SWDP13 Effective Use of Land SWDP14 Housing Mix SWDP15 Meeting Affordable Housing Needs SWDP17 Travellers and Travelling Showpeople SWDP20 Housing to meet the needs of Older People SWDP21 Design SWDP22 Biodiversity and Geodiversity SWDP24 Management of the Historic Environment SWDP25 Landscape Character SWDP26 Telecommunications and Broadband SWDP27 Renewable and Low Carbon Energy SWDP28 Management of Flood Risk SWDP29 Sustainable Drainage Systems SWDP30 Water\Resources, Efficiency and Treatment SWDP31 Pollution and Land Instability SWDP33 Waste SWDP35 Visitor Accommodation SWDP37 Indoor Leisure and Community Facilities SWDP38 Local Green Network SWDP39 Provision of Outdoor Community Uses in New Development SWDP45 Directions for Growth outside the City Boundary (notably SWDP45/1) SWDP62 Implementation WSL submitted representations relating to the following polices of the SWDP and will seek to continue discussion with the Councils through the SWDP Hearings process: Policy SWDP 3 G Policy SWDP 3 H Policy SWDP 4 Policy SWDP 5 A (i) Policy SWDP 5 B Policy SWDP 5 C Policy SWDP 5 D

Policy SWDP 5 E Policy SWDP 6 C Policy SWDP 7 C Policy SWDP 7 IDP 1 V1 Policy SWDP 8 A (no.1) Policy SWDP 8 A (no. 2) Policy SWDP 8 D Policy SWDP 8 I Policy SWDP 9 D Policy SWDP 10 A Policy SWDP 10 B Policy SWDP 10 Proposals Map Policy SWDP 13 F(i) Policy SWDP 13 L Policy SWDP 14 Para 2 Policy SWDP 14 Para 3 Policy SWDP 14 Policy SWDP 15 B1 Policy SWDP 15 E Mix Policy SWDP 15 Para 2 Affordability Policy SWDP 15 Para 3 Mix Policy SWDP 15 Para 5 Viability Policy SWDP 15 Para F Def Con Policy SWDP 21 B (i) Policy SWDP 21 B (ii) Policy SWDP 21 B (v) Policy SWDP 21 B (viii)

Policy SWDP 25 (ii) Policy SWDP 27 Policy SWDP 45 1 A (ii) Policy SWDP 45 1 A (iii) Policy SWDP 45 1 A (vi) Policy SWDP 45 1 A (viii) Policy SWDP 45 1 A (x) Policy SWDP 45 1 A (xii) Policy SWDP 45 1 A (xiii) Policy SWDP 45 1 Proposals Map Policy SWDP 45 1 Matters of Agreement WSL (and the three South Worcestershire Local Planning Authorities), without prejudice to the formal consideration of the application, endorse the principle of the proposals for the SWUE and has evidenced this through the submission of outline planning application 13/00656/OUT which, when approved, will deliver the significant majority of the SWUE development. WSL has submitted evidence on the deliverability of the allocation (along with others) through the submission of relevant planning application(s) as identified above. WSL s application is supported by the information required by the local planning authorities and includes: Environmental Statement (including technical reports and surveys) Planning Statement Design and Access Statement Transport Assessment WSL therefore endorses the SWDP proposals for the: principle of development general quantum of development broad mix of proposed uses general access points into the proposed SWUE and the need for an appropriate road hierarchy within the site principle of a green network the change of the proposals from neighbourhood to local shopping centre

The outline planning application has yet to be determined. However, following extensive discussion held between the applicant, the local planning authorities (following the application submission) and consultees (following consideration of their responses to the application), there is broad agreement between the relevant parties, subject to conditions and s106 legal agreement, on the following matters of the application: Quantum of development General distribution of development Mix of uses (including education, leisure and community facilities) General principles of Highways, Transportation and Access Flood Risk/Drainage proposals Technical Impacts (eg noise, air quality, ground conditions) Green Infrastructure A letter is appended (Appendix 2) outlining joint working between WSL and the County Council as highway authority on progress with transportation matters in relation to the allocation and the planning application. Matters in Dispute There remains a measure of disagreement between WSL and the local planning authorities on the: policy requirement for the amount of affordable housing prescriptive requirements for mix of market housing submitted s106 contribution requests in response to the planning application policy restriction on the level of retail floorspace within the local centre policy restriction on potential residential dwellings within the significant gap justification for providing a Gypsy and Traveller site as part of the allocation justification requiring the pedestrian connection between the SWUE and Worcester to be grade separated The ability of WSL s proposed development to contribute towards the provision of some of these requirements is being tested through a viability assessment of the application. Appendices Appendix 1 Diagrams showing submitted SWDP and proposed Modifications diagrams for SWDP45/1 Plan Appendix 2 letter from WCC Transportation

The contents of this document are agreed for the purposes of the South Worcestershire Development Plan Examination Signed on behalf of the Landowner I Developer Signed on behalf of the LPA Date 1/02/201

Appendix 1 Diagrams showing submitted SWDP and proposed Modifications diagram for SWDP45/1 Plan Submitted Plan The following is the draft diagram of broad distribution of land uses for Policy SWDP45/1 as provided with the May 2013 version of the SWDP:

Proposed Modification The following is the proposed diagram for Policy SWDP45/1 as issued by the Councils in October/November 2014 and referred to as part of PM92:

Appendix 2 Letter from WCC Transportation

Gary Williams Head of Planning Malvern Hills District Council The Council House Avenue Road Malvern WR14 3AF Date 26 th January 2015 Ask for: Karen Hanchett Dear Gary SWDP SITE 45-1 WORCESTER SOUTH URBAN EXTENSION The County Council would like to confirm its position with regard to the above SWDP Allocated site. Karen Hanchett Transport Planning and Development Management Manager Transport Planning Unit County Hall Spetchley Road Worcester WR5 2NP Outline Planning applications have now been submitted for the above allocation and regular meetings have taken place between the developers, the Development Managers from the 3 South Worcestershire Councils and the County Council. As with other SWDP allocated sites and in line with Worcestershire County Council's vision of facilitating economic growth through its "Open for Business" agenda, we will continue to actively work with the promoters of the above site to ensure suitable transport infrastructure is provided in order to support the allocation. The proposals have been assessed through the Worcester Transport Model and M5/A4440 VISSIM model. These models include the additional traffic growth associated with the whole of the Draft South Worcestershire Development Plan. This method of assessment has allowed us to identify impacts on both the immediate and wider transport network which ensures appropriate mitigation across the network. Access arrangements have now been agreed, the likely impacts identified and mitigation and S106 contributions broadly agreed. The S106 Contribution sought for improvements to the transport network is in the region of 20M. We will Tel 01905 766817 Fax 01905 766899 Minicom (01905) 766399 DX 29941 Worcester 2 anovis@worcestershire.gov.uk www.worcestershire.gov.uk Document3

continue to work with the promoters and their transport consultants to agree the fine details of the proposed scheme. Yours sincerely Karen Hanchett

Appendix 3 - Map Showing location of current planning applications at Worcester south:

SWDP 45/1 - Broomhall Community and Norton Barracks Community (Worcester South Urban Extension) - Current Planning Applications KEY Administrative boundaries Worcester South urban extension Planning Application n vo cha Wy 13/00656/OUT 13/01617/OUT and P13A0617 rn lve Ma C ls D Hil y Cit r e est c r DC s l Wo l Hi n r UT lve O a / 7 M 61 617 1 0 /0 13 13A P P14L0266 DC 14/01466/OUT P14L0266 14/01466/OUT 13/00656/OUT Crown copyright and database rights 2015 Ordnance Survey 100018590 NORTH