15. Built Up Area Boundary Definition The NDP group has been advised by SDC to create a new BUAB. The purpose of the boundary is to define areas of the village where it is felt that development, to meet our housing needs, is preferable. Whilst development can still take place outside the boundary, they are likely to be looked on less favourably than those inside the boundary. The group adopted the following process in setting up the new BUAB: - Use as a basis the 2000 boundary drawn up by SDC.
Transcript
15. Built Up Area Boundary Definition
The NDP group has been advised by SDC to create a new BUAB.
The purpose of the boundary is to define areas of the village where it is felt that development, to meet
our housing needs, is preferable. Whilst development can still take place outside the boundary, they are
likely to be looked on less favourably than those inside the boundary.
The group adopted the following process in setting up the new BUAB:
- Use as a basis the 2000 boundary drawn up by SDC.
- Add in those houses built between 2011 and 2016 and those for which planning permission had
been granted.
Application House No. Type
Included in New BUAB
Park Farm/Crinkle Crankle 1 Full Planning - Outside BUAB
Bio Life/Tommy's Turn 1 Built - Outside BUAB
Miller's Way 8 Built YES
Land off Sutton Lane 18 Outline Planning YES
Attens Byre 7 Outline Planning YES
Myrtle Cottage 1 Built YES
Methodist Chapel 1 Built YES
High Russett 1 Full Planning - Barn
Sunnyside Nurseries 2 Built YES
Sunnyside Nurseries 2 Built YES
Old Farm House 1 Full Planning - Car Park
7 Winderton 3 Built Change of Use- Outside BUAB
Vickerage Farm 1 Built - Outside BUAB
Feldon House 1 Built change of use Brook House 1 Full Planning Friars Lane 1 Full Planning YES
Gillets Lane 1 Full Planning YES
Land Near Clock Tower 1 Full Planning YES
Total 43
The following sites have been “Allocated” from the “Call for Sites” exercise, and on the advice of SDC
have been included in the new BUAB.
Development Site Name
Score from
Assess Tool
No. of Affordable
Houses Rank
Compton Estates East 222 0.3 4 1
We then received some additional “rules” from SDC to help us define our new boundary:
Defining the confines of a settlement The District Council has identified Built-Up Area Boundaries (BUABs) for selective settlements in successive Development Plans over the past twenty years. To provide the basis for doing this on a consistent basis, a set of guidelines was provided in the District Local Plan Review adopted in July 2006 (see Annexe 3 below). The BUABs for Stratford-upon-Avon and the eight Main Rural Centres have been carried forward into the Core Strategy using the same guidelines, and updated to reflect recent commitments and allocations. The revised versions are shown on the Policies Map that has been published to reflect the provisions of the Core Strategy. It is intended that BUABs will also be defined for each of the Local Service Villages. This will be done either though the Site Allocations Plan which the District Council is preparing or in a specific Neighbourhood Plan. The Site Allocations Plan will also consider any further amendments to the BUAB for Stratford-upon-Avon and the MRCs, as appropriate. It is acknowledged that Annexe 3 in the District Local Plan Review no longer has any formal status because the Plan as a whole was replaced by the Core Strategy when it
Righton Sutton Lane 189 3.22 4 2
James 425e 9.17 4 3
Compton Estates West 221
9.21 - 4
Binns 999 9.26 - 5
Manley Castle Hill Ln 422 9.6 - 6
Pogmore 513 11.72 - 7
Scarfe Chapel 11.88 - 8
Clark 999 12.26 - 9
Salt 538e 12.26 - 10
Righton Cow Lane 154 12.5 - 11
Righton Allotment 13.9 - 12
Manley Castle Hill Ln S 512
13.95 - 13
Scarfe Land 545/546 16.92 - 14
Taylor Mid 16.99
15
Henbrook Lane 553 17.78
16
Manley High St 516 18.67
17
Manley Centre N 517 19.77
18
Taylor Mid + CA 21.63
19
Taylor CA only 21.63
20
Taylor whole field 35.63
21
was adopted on 11 July 2016. However, for those settlements without a current BUAB, the District Council believes these guidelines remain appropriate until such time that revised/new BUABs have been identified. On that basis, it will continue to use them to assess whether a site lies within the confines of a Local Service Village when a development proposal is being considered. Note: Neighbourhood Plan Steering Groups are advised to use these guidelines when defining BUABs in their plans.
Annexe 3 ‐ Guidelines for defining Built‐Up Area Boundaries Built-Up Area Boundaries have been defined for Stratford-upon-Avon and the eight Main Rural Centres identified in Policy STR.1. Much of the boundary line between a settlement and the open countryside is clear-cut. However, subjective judgements have been necessary in respect of some areas of land on the periphery of settlements. It is important to achieve a high degree of consistency, whilst accepting that in some cases a particular local interpretation was justified. As a guideline, the land uses mentioned below, where they are located on the periphery of a settlement, were treated in the following manner: 1. Included within the confines of a settlement: • churchyards; • community buildings and their immediate curtilage (ie. playing fields are excluded); • areas of residential curtilage unless these areas are clearly paddocks more appropriately defined as ‘non-urban’. 2. Excluded from the confines of a settlement when on the edge of the built-up area: • playing fields, including public, private and school playing fields; • modern agricultural buildings; • miscellaneous uses which may be located on the fringe of a settlement, eg. sewage treatment plants, electricity sub-stations, railway land, etc; • allotments. Informal Planning Guidance Stratford-on-Avon District Council - Aug 2016
Map Creation and Revision Process
Base map:
SDC Local Plan, May 2000, Inset Map 2.2, page 238, scale 1:10,000.
This map shows a broad, approximately 10 Meter wide, boundary line which is often difficult to relate to
features shown on a more accurate map. In places it appears not to relate to any identifiable features.
Neighbourhood Planning Officer, Matthew Neal, provided the Brailes & Winderton Neighbourhood
Development Plan Committee with a larger scale 1:6,000 digital copy of the same map in March 2015.
This enabled an improved but still imprecise interpretation of the boundary. The map included changes
he had made as an exercise “…to help show what a revised BUAB could potentially look like”1. These
changes were interpreted by comparing both maps. The May 2000 boundary, as best could be
interpreted, and without M Neal’s changes, was drawn onto a larger scale map which had been adapted
from one provided by SDC in February 2016 under Ordnance Survey license 0100055007.
1 Email 18 August 2015 14:36:35 BST from Matthew Neal to Peter Jordan
The redrawn boundary line was drawn to relate to features shown on the larger scale map where the
May 2000 map suggested they related. Where no feature was apparent, or the May 2000 boundary
clearly did not relate to a feature, the line was drawn as closely as possible to match the center of the
May 2000 boundary line.
All proposed changes to the May 2000 boundary, including those proposed in the 1:6,000 map by
Matthew Neal, are listed in the table below.
Accompanying map: Developing Map V11
001 South of
allotments
No change Allotment land
in use.
Do not extend – leave as is No change
002 South of Gate
Inn
No change Garden land in
use by Gate
Inn.
Do not reduce- leave as is No change
003
Empty plot by
Myrtle Cottage
Superseded-
see 034
Extend Field access,
open green
space, view to
Castle Hill.
Extend to the road Ref. to 034
004 South of
Gilletts Lane
Extend Garden land. Extend to red line as
recommended by M Neale
(SDC).
Extended to red
line
005 South of
Pinders Knoll,
Gilletts Lane
Reduce Follow line of
garden fence,
to exclude non
domestic land.
Reduce to red line as
recommended by M Neale
(SDC).
Reduced to red
line
006 West of
Chendawan
Reduce Follow line of
garden
boundary.
Reduce to red line as
recommended by M Neale
(SDC).
Reduced to red
line
007 North of
Brailes Hill
House
Extend Follow line of
garden hedge.
Extend to red line as
recommended by M Neale
(SDC).
Extended to red
line
008 West of Brailes
Hill House
Extend Follow line of
garden fence.
Do not extend – leave as is No change
009 Allandale,
Henbrook Lane
Extend Planning
Consent
08/01955/FUL
Follow line granted by PC
08/01955/FUL
Extended to
outer red line
010 Stoney Grove,
Henbrook Land
Extend Follow line of
garden fence.
Extend to red line as
recommended by M Neale
(SDC).
Extended to red
line
011 North of Grove
End Farm
Extend Follow line of
garden fence
around Grove
End Farm and
driveway to
Grove Cottage.
BUAB updated
around Grove
End Farm only,
confirmed by
planning
consent
17/02414/FUL
Make correction to North of
Grove End Farm to include
driveway. Draw straight line to
west of Grove End Farm from
Henbrook Farm house to
western line at Allendale given
by PC 08/01955/FUL. Line should
follow blue line as marked on
Plan 011 v2
New line to plan
001v2
012 Henbrook
Farm
Reduce Follow line of
garden fence.
Draw line to align with fence, as
per existing BUAB 2000.
No change
013 Plot South of
Brook House
Extend Follow line of
Planning
Consent
14/03461/FUL
Include land granted planning ref
14/03461/FUL
Extended around
planning
consent.
014
Upper Grove
End Farm
Superseded-
see 014
Extend Follow line of
Planning
Consent
12/00724/FUL.
Include land granted planning ref
12/00724/FUL
Extended to
planning
consent.
014 Upper Grove End Farm Superseded-
see 014
Connect new
line of BUAB
with existing
BUAB.
Create new BUAB line from
where old BUAB crosses road to
run SW edge of road to meet up
with red line of planning
approval 12/00724/FUL.
Extended to
highway
boundary – new
plan 014 v2 used
as guide
014 Upper Grove End Farm
Reduce Follow hedge
line of garden
at eastern
edge
In view of the granting of
planning permission
17/01507/FUL, Richard Cheney
and John Dudbridge were asked
by the SG to review the line of
the BUAB at Upper Grove End
Farm. Following a site visit RC
and JD recommended to the SG
that the line of the BUAB should
be redrawn as shown on Plan
014 v2. The reason being that in
granting p p for 17/01507/FUL
the planning officer quite clearly
stated that the land surrounding
the Upper Grove End Farm
stables should not be viewed as
creating a separate dwelling or
domestic land.
Boundary drawn
as per blue line
drawn on plan
attached to
email 28/03/18
015 Attens Byre Extend Follow line of
Planning
Consent
13/03160/OUT
Extend to include land granted
planning ref 13/03160/OUT
Extended to red
line
016 Playground Extend Follow line of
school
boundary
fence.
Extend to red line as
recommended by M Neale
(SDC).
Extended to red
line
017 The Swyre
west of School
Reduce Extension to
garden refused
permission ref
09/01557/FUL
Do NOT extend, follow fence line
of neighbouring bungalows.
Reduced to red
line
018 Blakes Close
and Millers
Way
Extend Follow line of
boundary
fence.
Extend Extended to red
line
019 South east of
Jeff’s Close
Reduce Follow line of
garden fence.
Do not reduce – as is No change
020 Track east of
Blew Gates
Reduce Follow line of
boundary
fence.
Do not reduce – as is No change
021 East end of
School Lane
Superseded-
see 021
Extend Land is
paddock land
not used as
domestic
garden.
Follow blue line as marked on
plan 021, two sites, A and B.
Reduced areas A
& B to black line
on plan 0021c,
two areas A & B
021 East end of
School Lane
Area B southern
boundary further
revised to align
with central of
three lines on
map as detailed
on plan 021v2
022 Plumtree Farm
House
Extend Follow red line
to include
domestic
garden.
Extend to red line as
recommended by M Neale
(SDC).
Extended to red
line
023 South of Home
Farm House
Reduce Land is
paddock land
not used as
domestic
garden.
Do not reduce – as is No change
024 West of Glebe
Farm
Reduce Land is in
agricultural
use.
BUAB to follow edge of driveway
to Glebe Farm.
BUAB to follow
edge of driveway
to Glebe Farm.
025 Brook House
garden
Extend Follow green
line to include
domestic
garden.
Extend to green line as
recommended by M Neale
(SDC).
Extend to green
line
026 The Willows
Superseded-
see 026
Extend Aerial
observation.
Include whole site. Planning
granted for tennis court
(99/03166/FUL).
Not done. Need
detailed
information.
Planning consent
not on line.
026 The Willows
Extend
Revised
decision
following
site visit by
R Cheney &
J
Dudbridge.
Garden/domes
tic land and
tennis court
associated
with The
Willows should
be included in
BUAB.
99/01366/FUL has no plans
available of tennis court.
Suggest BUAB line to follow
brook from existing line of BUAB
2000 to SW end of tennis court
as per plan 026, then in a
straight line to meet N boundary
of site, follow boundary to meet
existing BUAB 2000, line marked
blue.
New line
extending to
west end of
tennis court
using new plan
026 as guide.
027 Rear of Home
Farm House
etc.
Extend Follow line of
garden fence
to include
domestic
garden.
Extend to green line as
recommended by M Neale
(SDC).
Extended to
green line
028 Churchyard
extension
Extend Land is used
for Parish
Cemetery.
Extend to fence line surrounding
cemetery.
Extended to
green line
029 Woodlands Extend Follow line of
garden fence
to include
domestic
garden.
Extend to green line as
recommended by M Neale
(SDC).
Extended to
green line
030 South of
Gilletts Lane
Extend Follow line of
garden fence
to include
domestic
garden.
Do not extend – as is No change
(Note004
changed)
031 North of
Gilletts Lane
Either Follow line of
garden fence
to include
domestic
garden.
As is No change
032 Brailes Hill
Farm
Superseded-
see 032 below
Both Include whole site. Planning
granted for tennis court
90/00757FUL
Not done. Need
detailed
information.
Planning consent
not on line.
032 Brailes Hill
Farm
Extend
Revised
decision
following
site visit by
R Cheney &
J
Dudbridge.
Include land
used as
domestic
garden.
90/00757/FUL has no plans
available of tennis court. BUAB
line to follow NE boundary of
tennis court as on photo/ plan
032, line marked blue
New line using
map 032 as
guide
033 Hornstone
House
Extend Follow line of
garden fence
to include
domestic
garden.
Extend to green line as
recommended by M Neale
(SDC).
Extended to
green line
034 Empty plot by
Myrtle Cottage
Superseded-
see 048
See 003 See 003 See 003 See 003
035 South of
School Lane
Superseded-
see 035 below
No change Follow line of
garden fence
to include
domestic
garden.
Do not reduce– as is No change
035 South of
School Lane
Reduce
Revised
decision
following
site visits
Follow line of
buildings
Following representations from the
neighbours of this site the Steering Group
decided, at their meeting on 5/3/18,
following site visits, that the line of the BUAB
at site 035 should follow the line of the
garden fence to Holly Cottage and then
follow the south western edge of the old
farm buildings to join School Lane, as shown
on Plan 035. The Steering Group agreed, a)
that the land on the south western side of
this line is clearly paddock land, b) the fence
line to the garden of Holly Cottage defines
the boundary of the domestic land
associated with Holly Cottage and the old
farm buildings form part of the built up area.
Reduce to purple
line
036 Rear of
Coppers
No change Follow line of
garden fence
to include
domestic
garden.
Do not reduce –as i s No change
037 Rear of
Penstone
House
No change Follow line of
garden fence
to include
domestic
garden.
Do not reduce– as is No change
038 Sutton Lane 18
houses
Extend Planning
Consent
granted for 18
houses, ref
13/03166/OUT
Extend Extended to red
line
039 Attens Byre 7
houses
Extend Planning
Consent
granted for 7
houses, ref
13/03160/OUT
Extend Extended to red
line
040 9 Rectory Close
P Jordan
No change Land does not
appear to be
domestic land
or contain
domestic
paraphernalia .
Do not extend – as is No change
041 Land to rear of
Park Cottage,
Old Park
Cottage, Fairall
Cottage.
Reduce Land appears
to be
overgrown
paddock and
does not
contain
domestic
paraphanalia.
Follow line set by Breton House
and Lambscote fence as per
drawing 041
New line along
Breton House
and Lambscote
east boundary
fence projected
south to old
BUAB line.
042 Brailes House
and land
around.
Reduce Land appears
to be paddock
or agricultural
and does not
contain
domestic
paraphernalia.
Revise line of BUAB to exclude
Brailes House and land around
from Built Up Area as marked on
Plan 042. Follow blue line from
Butchers Lane to rear of Hurdles.
New line as
detailed on Plan
042
043 Castle Hill
Lane.
Extend Follow line of
garden fence
to include
domestic
gardens of this
urban
development.
BUAB to follow blue line as
marked on Plan 043.
New line as
detailed on Plan
043 except at
garden/highway
boundary along
west edge of
Castle Hill Lane
and added along
north
garden/field
boundary
044 Walnut
Cottage, Six
Bells Lane
Reduce
05/02/18
this text
changed re
new
planning
consent
Follow line of
original garden
fence re
consent
17/02889/LDE
which does not
extend
Permitted
Development
Rights to the
now approved
garden area.
Plan 044 Revised BUAB at north
end of garden.
Line drawn as
plan 044. New
north boundary
aligning with
boundary
between gardens
of 5 & 6 Castle
Hill.
045 Fisher Half
Pound, Cow
Lane.
Reduce BUAB to
exclude land
that is
overgrown
paddock.
Plan 045, revised BUAB at
eastern side of site.
Line drawn as
plan 045.
046 Attens Byre. Include BUAB to
include car
parking area
associated
with Attens
Byre.
Plan 046, revised BUAB to follow
hedge line along southern road
side.
Line drawn as
plan 046.
047 The Old Forge. Exclude BUAB to
exclude land as
it is overgrown
paddock.
Note…this land
is no longer a
Brailes NDP
Allocated Site,
due to site size
and ownership
change.
Plan 047, BUAB to follow fence
line at southern edge of
domestic garden associated with
The Old Forge.
Line drawn as
plan 047
048 Land Adjacent
The Clock
House And
Stonecroft
Barn
Extend Planning
consent for 1
dwelling
17/02070/FUL Extend to red
line
049 Allocated site
Righton
Extend NDP allocated
housing site
Copy plan from R Cheney
31/03/18
Extend around
allocated site as
plan 049v1
050 Allocated site
Jeffries
Extend NDP allocated
housing site
Copy plan from R Cheney
31/03/18
Extend around
allocated site as
plan 050v1
051 Allocated site
Marquis of
Northampton
Extend NDP allocated
housing site
Copy plan from R Cheney
31/03/18
Extend around
allocated site as
plan 051v1
Dear all,
As you know, we have fed back SDC’s comments on the Regulation 14 pre-submission consultation
following Cabinet in early April and you are currently taking the opportunity to review areas of the Plan.
I am currently assisting Paul Harris with work on the Site Allocations Plan (SAP) SPD and part of this work
has been to evaluate built-up-area boundaries for all LSV’s listed in the Core Strategy. Paul had carried
out some preliminary work on a number of village boundaries some months ago and one of the villages
he had started to look at was Brailes…
I know we have provided comments previously on the settlement boundary through the original Reg.14
consultation, but I thought it would be useful to take a look at Paul’s work and compare it with the
settlement boundary currently being proposed through the NDP in order to see if there were any obvious
differences between the two.
When SDC carry out settlement boundary evaluations, we use the guidelines set out in Annexe 3 of the
previous Local Plan, which I have previously passed through to you (see my e-mail of 1st March).
Our starting point for assessment of land parcels in and around the villages has been the BUAB as
defined in the District Local Plan adopted in 2000, since this was the last time the village had a
settlement boundary. Using this starting point, Annexe 3 guidance and google maps, I have assessed the
NDP version of the settlement boundary and come up with a number of areas of difference.
The differences are highlighted on the ‘proposed BUAB SDC assessment’ map attached. SDC’s re-
assessment of land parcels are in red and Brailes NDP boundary differences are in blue.
As you will see, we consider a number of land parcels should be removed as they do not meet the criteria
as set out in Annexe 3. We are also of the opinion that some of the minor changes proposed through the
NDP map are not appropriate for the same reasons.
The second map attached to this e-mail is SDC’s version of what the Brailes settlement boundary would
look like if we were producing a built-up-area boundary for the SAP having used the Annexe 3 criteria
(you will see that I have not included the site allocations on this version, since these would not exist if
there was not a NDP!).
There is no obligation for the PC/NDP Group to make amendments based on these observations, but I
thought this work may be of interest, particularly given the context of the Reg.14 consultation and the
opportunity to consider other amendments to the Plan, should they be deemed appropriate.
I hope this is of interest/assistance. Please don’t hesitate to contact me should you have any questions or
