Policy KN1 - Hampton Road, Knowle

A full assessment of the site’s obligations and requirements should be undertaken and this should allow for sensitivity testing for a potentially lower number of dwellings given the site’s constraints.

See attached documents

See representation for detailed wording which include.
Densities shall not exceed 35 dph other than in any care village or retirement complex developed on the southern part of the site.
The area between Hampton Road and the limits of the development shall be landscaped as amenity areas
Reference to sports pavilion in point 2 viii
Retention of footpath along current alignment.
Reference to neighbourhood plan policies
Reference to contributions to primary health care.
No departure from the policy principles.
Inclusion of specific infrastructure requirements
There shall be no commencement of development until a planning obligation has been executed governing the nature of the development; its timing and phasing; and the funding of all aspects. No more than 20% of the housing shall be occupied before the playing fields and sports pavilion are brought into use.
Modifications as set out in the representations for justification section which include:
Additions to paragraph 713.
Deletion of paragraph 715
Correction in paragraph 716 to say that the former hedge line still exists
Amend accessibility commentary in paragraph 718.
Say that development is consistent with Option F for the limited expansion of rural villages in paragraph 719.

See attachments.

Various modification to the Masterplan as set out in representations including:
1. The developer’s proposal should be deleted.
2. Insert new paragraph at the start of the text on the page headed “SMBC Illustrative Concept Masterplan: KN1: Hampton Road”: The objective / aim of the proposals is to build a new sports pavilion and pitches for Knowle Football Club, facilities that could be used by the public. This would be funded by new housing. The site of the club’s existing premises could be used as a care village or retirement complex.
3. Add a new paragraph after the above addition: The possibility exists for development of a care village or retirement complex on the southern part of the site (site of the existing football club).
4. After the above, amend the original first paragraph in respect of the new green belt boundary as follows: [a road – delete] the existing hedgerow [along-delete] just beyond the northern perimeter of the housing site will be supplemented by additional planting and will define the new green belt boundary……
5. Insert a clear phasing and delivery strategy, including reference to a legal mechanism to ensure delivery of the community benefit.
6. Include details of the likely required profile of household types. Add: Regard should also be paid to Policy H3 of the Knowle, Dorridge and Bentley Heath (KDBH) Neighbourhood Plan. In terms of affordable housing, Policy H2 of the Neighbourhood Plan will apply.
7. At the end of the second paragraph of text relating to the “SMBC Illustrative Concept Masterplan: KN1: Hampton Road”, add the following: The public footpath crossing the site is to be retained on its current alignment.
8. After point 7, add the following: With regard to off-site highway works, safety will be a prime consideration at the junction of Arden Vale Road with Warwick Road and at the Hampton Road / High Street junction. However, traffic lights at the High Street junction will be avoided to protect the character of Knowle Conservation Area.
9. At the end of the third paragraph of text relating to the “SMBC Illustrative Concept Masterplan: KN1: Hampton Road”, amend the wording as follows: Likewise, the trees and hedgerows along Hampton Rd and across the site must be retained, and the Tree Preservation Orders respected, to ensure the character of this approach to part of Knowle is conserved.
10. Amend the final paragraph of the text relating to the “SMBC Illustrative Concept Masterplan: KN1: Hampton Road” to read: Harm to the setting of the Grade 1 listed Grimshaw Hall should be avoided. Only if harm cannot be avoided should mitigation be considered, and then it should be fully justified and demonstrated to be successful in significantly reducing harm.

See attachments.

The development in my opinion should have allocated affordable housing.
Would add to existing problem with speeding traffic coming past the canal into Knowle.

Dear Sir/Madam,

I would like to comment on the proposed plan for Hampton Road. I live in one of Grimshaw Villas which are part of the heritage area of Grimshaw Hall.

Whilst I do not object to the housing site as affordable housing is very much needed and family members are currently unable to afford to buy property in the area despite wanting to live here I do however have numerous concerns .

The development in my opinion should have allocated affordable housing
With priority given to locals. It should not be mostly large 4 bedroom detached properties .

Also the field in front of Grimshaw Villas is higher than the Villas and currently the water run off already causes issues with drainage onto the lane and front gardens of the Villas. My concern is that the drainage on Hampton Road needs to be vastly improved to cope with additional buildings as this is going to make our current issues a lot worse and our houses need to be considered in the planning process.

Also , there is already a problem with speeding traffic coming past the canal into Knowle. It’s a daily occurrence for cars to be doing 70 mph plus on that stretch of road . Turning out of our lane onto Hampton Road is a very risky business at the moment and often you pull out and due to the bend in the road cars are speeding and don’t see you have pulled out until it’s too late and it’s an accident waiting to happen. I feel putting the opening to the proposed football club directly opposite our lane is a very bad idea. There needs to be speed restrictions well before the canal to slow the traffic down.

I also have concerns about the floodlights that will be installed at the football ground and how this will impact the Villas , Grimshaw Lodge and Grimshaw Cottage.

Also, I feel the number of houses planned for Knowle is far too many and Knowle and it’s roads will not cope.

Without evidence to demonstrate that this housing allocation and associated sports benefits is deliverable, the effectiveness of the Council’s Local Plan is in doubt and the requirements of the test of soundness have not been met. In the absence of such evidence, Policy KN1-Hampton Road, Knowle and related text should be deleted from the plan,

See attachment

Give detailed consideration to a relief road either to the east of west of Knowle village.
Designate suitable sites for future car parks

See attachment

- An additional sub-paragraph to be included under Paragraph “Development of this site should be consistent with the principles of the Concept Masterplan for this site, which includes the following”:
‘Create a place which is safe with a strong sense of identity, incorporating high quality design which meets ‘Secured by Design’ standards to reduce crime and the fear of crime and to this end applicants are encouraged to engage with the West Midlands Crime Prevention Advisor at the earliest opportunity.’

- An additional sub-paragraph to be included Paragraph “Likely infrastructure requirements will include”:
Developer contributions to Police infrastructure to ensure an appropriate level of service can be maintained so that crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion.

See attached representations forms

Site allocation should be reduced

See attached letter

- Reprovision of the sports pitches should be secured prior to allocation.

See attachments.ARDEN GREEN – BARRATT DAVID WILSON

The policy should reference the significant archaeological potential of this area and highlight that, prior to the submission of any planning application, a detailed archaeological assessment, including evaluative fieldwork, should be undertaken. It should further advise that results of the assessment should inform the development of a strategy, if appropriate, to mitigate the potential archaeological impact of the proposed development and that this strategy may include designing the development to avoid impacting any archaeological features present which are worthy of conservation.

This will help to ensure that any application is submitted with sufficient archaeological information to enable a reasoned and informed planning decision to be made

As highlighted on pg. 19 of the 2020 Archaeological Assessment undertaken by the Warwickshire County Council Archaeological Information and Advice team on behalf of SMBC*, this site has significant archaeological potential. This potential, and the need for further archaeological assessment in advance of the submission of any planning application is not referenced in this policy. As the results of the assessment may influence the final form of the development across this area, it should be.

*Warwickshire County Council, 2020. 'Archaeological Assessment to Inform the Solihull Metropolitan Borough Council Local Plan. Additional Sites, 2020'. Warwick: Archaeological Information and Advice