Object

Solihull Local Plan (Draft Submission) 2020

Representation ID: 14872

Received: 14/12/2020

Respondent: IM Land - North of Main Road, Meriden

Agent: Stansgate Planning LLP

Legally compliant? Not specified

Sound? No

Duty to co-operate? Not specified

Representation Summary:

The allocation is not justified or effective as the site does not have the capacity to accommodate this amount of housing without significant harm to the landscape character on the approach into the settlement, and through loss of vegetation and impact on its designation as a potential Local Wildlife Site. To achieve 100 dwellings a density of 50 dwellings per hectare would be needed which conflicts with the council’s approach to density. It would require 3 storey blocks that would be difficult to screen.
Despite part of the site being identified as an area of flood risk the council’s site analysis does not adequately deal with flood risk. There is a strong likelihood that less units will be delivered or the density will increase further
to accommodate 100 houses. Site ME1 was originally planned for 50 dwellings which was already high given the constraints such as its designation as a Potential Local Wildlife Site, its significant trees and water body; and its prominent location on the approach to the village. The Landscape and Visual Appraisal with Green Belt Review August 2020 prepared for IM Land identifies that the site is well vegetated and forms part of the
green gateway to Meriden. High density development within this parcel of land on the approach
to Meriden would be uncharacteristic.
Site constraints restrict its capacity, 1ha of 4 ha site is designated for public open space and there is no reference to the pLWS. Site area is considered to be 3ha rather than 4ha and the required density to accommodate 100 dwellings is too high and more suited to transport corridors and more urban areas. Housing provided at ME1 should be at a lower density relative to its landscape setting.
Policy ME1 should be modified to remove the site or reduce the site from 100 houses to up to 50 houses and a new site or additional site should be allocated for up to 100 houses on land north of Main Road, Meriden.

Land North of Main Road performs better in the site assessment. It has ‘very high’ accessibility, compared to Site ME1, has no potential Local Wildlife Site designation, is a within an overall low/moderate performing Green Belt parcel, compared to
Site ME1 within a moderately performing parcel and performs better in the Sustainability Appraisal.

Land north of Main Road, Meriden should be an allocated site. It is highly accessible; has moderate impact on Green Belt; can provide about 6 hectares of new Green Infrastructure; is not constrained by minerals safeguarding; is visually well contained; and
has the maximum SHELAA score. There are no known technical constraints. The Council’s
evidence base demonstrates land north of Main Road, Meriden is a highly sustainable location that is suitable for delivery of up to 100 houses in the plan period. It is available now, offers a suitable location and is achievable without significant new infrastructure. Housing
can be delivered in the short term.

The development proposal can provide 3.4 hectares of residential development for up to 100 dwellings and 6 hectares for public open space, recreation, local play provision and community gardens
IM Land has provided a full set of technical information including an Arboriculture Survey; Archaeological and Heritage Assessment; Ecological Appraisal; Preliminary Biodiversity Impact Assessment; Education
Assessment; Drainage Strategy; LVAGBR; Minerals Resource Assessment Report; Transport Report to demonstrate the deliverability of the site.
The overall conclusion is that Meriden can take more development. The Site performs well against the DLP evidence base. To add to this IM Lands’ evidence has taken the high-level strategic assessments to a more detailed stage and demonstrates the Site is highly accessible; has ‘Some to Limited’ impact on Green Belt; is not constrained by minerals safeguarding;
is visually well contained; the landscape has ‘Medium’ capacity to accommodate change; and it has the maximum SHELAA score. There are no known technical constraints and land north of Main Road, Meriden (Site 556) should be allocated.

Change suggested by respondent:

The Plan should include a new Policy ME2 - North of Main Road, Meriden to allocate the site for up to 100 houses.
Policy ME1 should be modified to either remove the site or reduce the site from 100 houses to up to 50 houses and a new site or additional site should be allocated for up to 100 houses on land north of Main Road, Meriden.

Full text:

See attached Land North of Main Road, Meriden

Attachments: