Publication Plan November 2022

Object

Representation ID: 5221

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Include the site ‘Land off Strawmoor Lane, Codsall’ as an allocation. This would make a positive contribution to the housing needs of the district and the wider GBBCHMA. The site is sustainably located adjoining the tier 1 settlement of Codsall and would represent a logical and sustainable extension. Dispute the Housing Site Selection Topic Paper statement regarding transport requirements i.e. new road linking Strawmoor Lane to Wood Road. Removing this site from the Green Belt would enable a new long term and enduring Green Belt boundary to be established.

Object

Representation ID: 5224

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Land off Strawmoor Lane, Codsall
SA
Dispute the finding that the site would result in a Major Negative impact upon landscape and townscape. Neither the Green Belt harm or landscape impacts are not the maximum level it is not understood how this translates into a ‘Major Negative’ in the SA. Suggest amend impact score to a ‘Minor Negative’.

Dispute Major Negative post mitigation Education score. Site is within close proximity to education facilities both first and high school. SA score should be amended to Minor Negative for both sites.

Dispute Negligible Climate Change Adaption post mitigation score attributed to parcel 630b. It is suggested that site development offers the opportunity to design and provide a suitable surface water drainage scheme which would improve on the existing greenfield situation and should therefore be rated a Minor Positive.

Object

Representation ID: 5225

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Land off Strawmoor Lane, Codsall
Green Belt Study
Unrestricted sprawl: site is not part of the conurbation and it is not understood how it therefore contributes to preventing sprawl. Therefore considered the parcel makes a weak/no contribution to this purpose.
Encroachment: There are urbanising features surrounding the site. Residential development offers the opportunity to strengthen the western site boundary. Therefore considered that site makes a ‘moderate’ contribution to this purpose.
Regeneration: Site does not contain significant brownfield areas and would therefore not prejudice the redevelopment of urban land. Therefore it is considered that the site makes a moderate contribution to this purpose.
Summary – Green Belt impact should be amended to ‘low-moderate’.

Object

Representation ID: 5226

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Land off Strawmoor Lane, Codsall
Landscape Study
Site itself relates physically and visually to the existing settlement edge of Codsall. The development will not result in the addition of uncharacteristic or incongruous features. Views of the site are limited and localised.

Object

Representation ID: 5227

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Sites such as land off Codsall Road could provide key safeguarded land to assist in the long term housing strategy. Land west of Codsall represents a logical and sustainable extension to the city of Wolverhampton. This is consistent with the local plan strategy of identifying edge of conurbation sites. Dispute the Housing Site Selection Topic Paper statement regarding transport requirements, the suggestion of significant highway improvements is not reflected in the SA scoring of a minor negative in regard to highways. Removal of this site from the Green Belt it would enable a new long term Green Belt boundary to be established following the field boundary to the west.

Object

Representation ID: 5228

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

West of Codsall Road
SA
Dispute the finding that the site would result in a Major Negative impact upon landscape and townscape. This appears to be solely related to finding of ‘high’ Green Belt impact. This is considered to be inaccurate and also gives too much weight to Green Belt when assessing landscape and townscape impacts.

Object

Representation ID: 5229

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

West of Codsall
Green Belt Study
Unrestricted sprawl: Development of site would extend no further than existing built extent, therefore would not result in sprawl. Amend rating to moderate.
Safeguarding: Surrounding land uses are predominantly residential and therefore release would not result in significant encroachment. Amend rating to moderate.
Regeneration – There is a deficiency of brownfield sites therefore the release of this site would not prejudice the redevelopment of urban land. Amend rating to moderate.
Change overall assessment to ‘moderate’ harm

Object

Representation ID: 5230

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Wrottesley Park Rd could provide key safeguarded land which could assist the council in their long term housing strategy. This site would represent a logical extension to site 239 and is sustainably located adjoining a Tier 2 settlement. Removal of land from the Green Belt will enable a new long term and enduring Green Belt boundary could be established following the field boundary to the west of the area.

Object

Representation ID: 5231

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Wrottesley Park Rd
SA
SA2022 concluded impact on biodiversity/geodiversity would result in negligible impact, SA2021 concluded impact would be uncertain. Unclear why this has been altered. The illustrative masterplan is landscape led, therefore amend score to minor positive.

Dispute the finding that the site would result in a Major Negative impact upon landscape and townscape. This appears to be related to finding of ‘high’ Green Belt harm. Does not appear that opportunity to provide a country park has been considered. It is considered that this should therefore be amended to minor negative.

Site has scored major negative against education. The illustrative proposal has been amended to include land for a new primary school. Access to schools should accordingly score a minor positive.

Object

Representation ID: 5232

Received: 22/12/2022

Respondent: Richborough Estates

Agent: Pegasus Group

Legally compliant? Not specified

Sound? Not specified

Duty to co-operate? Not specified

Wrottesley Park Rd
Green Belt Study
Unrestricted sprawl: Site bounded to north by woodland and has defensible boundaries on all sides and would form a natural extension to the settlement. Provision of a country park would create a physical barriers to further westwards expansion. Amend rating to moderate.
Encroachment: Site has durable defensible boundaries that are afforded clear physical enclosure from the wider Green Belt. Amend rating to moderate.
Regeneration: The site and immediate area does not contain significant areas of brownfield land. Release would not significantly prevent recycling of derelict land. Amend rating to moderate.
Provision of country park should be considered when assessing overall Green Belt harm. The Green Belt harm identified within the Green Belt Study should be reduced to ‘low-moderate’.