Bellway Homes is preparing a reserved matters submission to bring forward the approved housing scheme at New Road, West Parley.
The development will deliver 386 new homes, new retail and office space on a phased basis – along with a Suitable Area of Natural Greenspace (SANG) and other areas of Public Open Space (POS), play areas and allotments.
As part of the next stage in the planning process we are inviting the local community and other key stakeholders to have their say. Thank you to those who have already shared your feedback with us. To help answer some of the key questions asked by the local community, we have added a frequently asked questions section to our website which can be seen by clicking here.
Thank you to those who joined our live webinar on Tuesday 7th December. The event included a presentation and a Q&A session with the project team. You can watch a recording of the event below.
You can also find out more about the proposals on this website.
Click on the tabs below to read answers to frequently asked questions.
Have the plans changed compared to those granted outline planning permission?
The site was granted outline planning permission for the development of up to 386 homes and related infrastructure which established the principle of the development. The outline planning permission agreed parameters for the development, and certain elements of the plans are fixed – such as the general location of the residential parcels, the access road and the Suitable Area of Natural Greenspace (SANG). The reserved matters are required to be consistent with the agreed parameters, including the overall housing numbers, and seek to agree the details of the development, such as the detailed layout, housing designs, heights and landscape details (for instance planting proposals, play area design and boundary treatments).
Do the plans include more development and less open space than was agreed at the outline planning stage?
The amount of open space and developable space is required to be consistent with that which was consented at the outline planning stage – it does not however need to be identical, and this is a matter for the Council to exercise judgement at the Reserved Matters stage. The SANG in the outline stage measured 6.53 hectares and measures 6.28 hectares in our proposed layout. The exact areas of the residential areas and open space are slightly different to address detailed design comments. We have taken a landscape-led approach to preparing our detailed layout, which includes more open space, planting and landscaped areas within the residential development than was proposed within the outline planning application. The total amount of open space and SANG land will therefore broadly be the same as the amount approved at outline.
We have placed the approved outline parameters plan over our illustrative layout to highlight how closely the areas of residential development and SANG match, along with the additional green spaces proposed in our detailed layout between the new homes. This plan can be seen by clicking the ‘view land use overlay’ button below.
What type of application will you be submitting?
We are preparing a reserved matters submission to agree the details of the development, such as the internal layout, landscaping, building heights and materials. Technically this is not another planning application but details that follow from the principles agreed by the outline planning permission.
How many car parking spaces are being provided?
Parking will be provided in line with policy requirements, which will generally mean two spaces provided for two bed houses and two to three spaces for three and four bed houses (including a garage for four bed houses). Parking for the apartments will generally be provided in a rear parking court. Parking for the food store and the local centre are to be drafted in due course, but these are not going to be delivered by Bellway. They will be required to be policy compliant in terms of parking numbers.
Why isn’t the link road shown on the red line plan? Will Bellway Homes be delivering the new link road?
The new link road is not shown on the red line plan because it already has detailed planning permission and therefore does not form part of this reserved matters submission. The link road will be delivered by the former promoters who are currently in advanced talks with Dorset Council regarding the delivery of the road. The previous promoters are delivering the road as they have taken ownership of the food store and Local Centre, for which they will need access.
Will the link road become a short-cut around the Parley Cross traffic lights and will it mitigate the flow of traffic?
The accesses into the site and the internal link road were approved in detail at the outline application stage. A Transport Assessment (TA) was included as part of the outline application, which included consideration of the capacity of surrounding roads and reasoning behind the new link road. The link road is expected to reduce queuing times on all approaches to Parley crossroads and so it will, in a sense, become a short cut for certain traffic routes to take them away from Parley Cross. The TA was approved as part of the outline application, in consultation with Dorset Council and the Highways Authority. Highways will not be reconsidered as part of the Design Code or reserved matters submissions, other than consideration for parking numbers and internal street alignments and connectivity.
What is the planned purpose of the lane between 98 and 100 New Road?
There are allotments proposed in the southern part of the site, for which access and a car park will need to be provided. The exact location for this is to be determined through our RM application but one option we are exploring is via the lane between 98 and 100 New Road. If this is not used for the allotment access, it will just be used as an additional pedestrian/cycle connection.
Will any contributions be made to wider highways improvements?
Yes, financial contributions towards the Longham Road double roundabout, the Ringwood Road/New Road junction and Strategic Access Management and Monitoring Measures are required to be made prior to the occupation of the 193rd dwelling.
Is provision being made for cyclists?
Yes, the layout has been designed to promote active travel – the new link road's pavements are wide enough to accommodate cycle paths and safe links will be incorporated throughout the site to connect to the local area.
How many pedestrian access points will there be onto Church Lane?
There are two pedestrian access points onto Church Lane. The Public Right of Way (PRoW) will be retained and will serve as a major link across the SANG to Church Lane.
How will you reduce the impact of traffic noise pollution?
The junction and traffic noise associated with the new link road will be mitigated as part of the reserved matters submission. Acoustic advice will be sought and measures including acoustic glazing, ventilation and insulation within buildings could be incorporated.
Do you envisage a new bypass road or new road over the River Stour?
A new bypass road is not part of the outline planning permission or this reserved matters submission.
Is the road layout the same as the plans previously presented?
The main link road, which runs from Christchurch Road to New Road, has detailed planning permission and our layout therefore shows the road in the same location. An additional access point onto New Road and a small access (serving only 3 dwellings) via Church Lane are also shown, having also already been granted detailed permission. Beyond the fixed access points, the internal road layout has been amended in places to help deliver a good quality design.
Will the proposals include affordable homes and is the amount proposed policy compliant?
19% of the overall proportion of housing will be affordable, which was agreed with the council as part of the legal obligations associated with the outline application.
What is the calculation for pricing affordable homes?
There are specific criteria regarding the mix of the affordable housing provided, which will include some shared ownership and affordable rent. These will be transferred to an affordable housing provider who will determine occupation based on a number of criteria, including local residency.
What does ‘affordable’ mean in terms of breakdown?
The affordable homes would be split 70% affordable rent and 30% shared ownership. The amount of affordable housing and the tenure split were agreed as part of the outline permission.
Will there be any bungalows?
Yes, a small group of three bungalows to the east of the site, closest to Church Lane, will be built to a maximum height of between 1 and 1.5 storeys with a separate private driveway to complement the surrounding dwellings on Church Lane.
Will there be any flats? How high will these be and how many would there be?
Yes, apartments are proposed as part of the housing mix. The storey heights of the apartment buildings will be between two and three storeys along the link road and three and a half to four storeys in the ‘feature block’ located on the bend of the link road. The proposed heights are in line with the parameters that were agreed at the outline planning stage. The total number of apartments will be resolved through the design and layout discussions with Dorset Council.
How many storeys will the homes be and where will they be positioned on the proposed layout?
The outline permission included a plan identifying the scale of buildings across the site that any reserved matters submission should not exceed. This included ‘landmark buildings’ of 3 storeys with rooms in the roof, key buildings up to 3 storeys, and the remainder up to 2 storeys with rooms in roof.
Bellway’s emerging scheme is likely to include a single landmark building of 3 storeys with rooms in the roof at a key vantage point along the new link road, with some 3 storey (with no rooms in the roof) and 2 storey with rooms in the roof along the remainder of the Link Road, including at the junction with New Road. The majority of properties, particularly along the edge of the development adjacent to the SANG, will be 2 storey only. The small enclave of houses accessed off Church Lane will be a maximum of 1 storey with rooms in the roof. The ‘Heights Plan’ illustrates this and can be seen by clicking the button below.
What is a Design Code and why is it being prepared for this development?
We have prepared a Design Code to coordinate the design and vision for the site, including the appearance of houses, landscaping and boundary treatments in a number of character zones. This will be formally considered by the Council and, if signed off via a discharge of condition, will set the standard for all future development on the site. A planning application is soon to be submitted to obtain approval for the Design Code. Click below to see the work in progress Design Code document.
Roughly how close will the new homes be to existing properties on Christchurch Road?
At their nearest point, the new homes will be over 50 metres (160 feet) from the rear elevations of the existing residential dwellings fronting onto Christchurch Road.
Why is there higher density housing adjacent to New Road?
The proposals include three residential character areas, with different building densities to reflect the character of each area. Higher density buildings are located around the new link road to create a more urban character, coupled with a wide tree-lined avenue along the link road. As the development moves towards the SANG and public open space the densities are lowered to reflect the park edge character. However, the majority of the houses facing New Road will be two storey, with some 2 ½ storey houses and 3 storey blocks of flats at the entrance of the new link road. These will be set back 10m-15m from New Road itself.
Will the proposals impact on flooding in the area?
Sustainable drainage features will be incorporated into the scheme to reduce the impact of surface water runoff. The Sustainable Drainage System (SuDS) has been designed to accommodate a 1 in 100 year storm and will include retention basins that will temporarily store surface water and control run off to create a betterment for the site, in accordance with national policy and SUDs guidance.
Will contributions be made to the local water treatment company?
Wessex Water have been consulted and raised no objection, and no contributions are required as part of the Section 106 agreement.
Do you know who will occupy the retail and office space following construction?
It is too early in the planning process to confirm who will occupy the new retail and office space.
Who is bringing forward the new food store?
The food store application is separate from this reserved matters submission and is not being submitted by Bellway. It is our understanding that Lidl have submitted a reserved matters application (ref P/RES/2021/03989). Bellway will seek to work with the food store operator to coordinate proposals going forwards.
What will the local centre include?
The local centre forms part of the Design Code and we will provide an overarching guide in terms of layout. The units are intended to be an extension of the local centre and uses could include retail, community and leisure. This will come forward separately.
Will there be any new services such as schools and GPs?
At the outline planning stage, an assessment of providing on-site provision of this type of infrastructure was considered, and the capacity of local schools to accommodate children from the development was taken into account. It was agreed with the Council that this would be best served by a financial contribution. This also applied to the provision of health facilities, and is a fixed element of the legal agreement.
When will Section 106 contributions be paid?
The Section 106 payments will be made in stages. There is a trigger requirement for payments toward various contributions, which are frequently related to residential occupation.
Have the community facilities been removed from the latest plan?
The local community centre and the new food store have outline planning permission as part of the wider site, however they are subject to separate reserved matters planning submissions and do not form part of this submission.
Why have existing trees and hedgerows already been removed on site?
Enabling works have been undertaken by the previous promoters who currently retain responsibility for building out the new link road, the local centre and (via a third party) the new retail store. These works were permitted as part of the outline planning permission subject to a technical approval process which is, we understand, at an advanced stage with the Local Highway Authority (Dorset Council).
The felling works were in accordance with the approved Tree Loss Impact Plan, associated with the new link road and visibility splays. The works are required and in line with the condition of the planning permission.
Were existing species considered when undertaking tree and hedgerow removal?
The tree and hedge felling has been undertaken outside of the nesting bird season and mainly working from within the site boundaries as part of an endeavour to minimise disruption and impact. There will be a long term net enhancement to the tree and hedge planting across the wider development and the associated re-wilding of the SANG areas either side of Church Lane. This will be resolved in more detail as part of the Design Code, the landscape reserved matters and the implementation of the Biodiversity Mitigation and Enhancement Plans for the main development site and the SANG to the east of Church Lane.
Have any plans been made for boundary treatments and things such as fencing between existing homes and the new homes?
The reserved matters submission will show what types of boundary will be used where, but the Design Code gives an indication of the boundary brick walls and close boarded fencing proposed for rear boundaries and front boundary treatments. Existing trees and hedgerows along site boundaries, such as along back gardens, will be retained where possible and further enhanced with landscaping and planting.
How will you be protecting existing wildlife on site?
Landscaping and additional planting of wildlife meadows and long grassland will be incorporated as part of the plans. Hedgerows along the boundary will be enhanced to encourage wildlife habitats. There will be a long term net enhancement to the tree and hedge planting across the wider development and the associated re-wilding of the SANG areas either side of Church Lane.
Will the allotments still be included in the plans?
Yes, the allotments were part of the approved outline application and will be included on the plans once design details have been greed. Allotments are required to be provided before occupation of the 386th house.
We have shown where the allotments could be placed in the ‘Framework Plan’ which can be seen by clicking the button below.
What is happening to the original SANG proposals for land east of Church Lane?
The SANG to the east of Church Lane already has detailed planning permission and will be brought forward, alongside the SANG that is included in this application to the west of Church Lane. A detailed setting out plan for this area will need to be prepared and approved by the Council.
Who will manage and maintain the SANG?
The Section 106 agreement requires that this be resolved with the Council, with the option of a management company paid for by future residents or, as an alternative, the SANG could be offered to the Council for them to manage.
Will access be provided for existing residents accessing the SANG? Such as residents on Church Lane?
Once completed existing residents will be able to utilise the SANG in the same way as new residents. The proposals have been designed with footpath connectivity between the SANG, the new community and existing housing.
How do the green spaces relate to the Stour Valley Park and is there cycle access planned?
This development is not specifically part of the wider Stour Valley plans, but there are opportunities for pedestrian and cycle connections to link to the wider valley park area.
Have you taken sustainability of the homes into account?
The vision for the development takes a landscape-led approach and has been centred on creating a ‘walkable neighbourhood’ and a layout that will promote active travel and healthy lifestyles. Having existing and proposed shops and bus routes on the doorstep also underscore the sustainability of the site.
Sustainability of the layout and the design has been key to the planning process, including drainage techniques, inclusion of features such as EV charging points and energy efficiency through the layout and orientation of buildings.
We are committed to taking a fabric first approach to construction, which will lower energy bills, reduce the risk of fuel poverty and create minimal maintenance requirements – along with using 300kw solar panels on around 200 dwellings to achieve 10% renewable energy provision. This follows a detailed approach in an energy statement that has already been agreed with Dorset Council by discharge of condition 24 of the OLPP (discharged 27th April 2021).
Bellway expect the Building Regulations to change during the construction of these homes in 2022 and 2025 as the industry transitions to the Future Homes Standard (including CO2 emissions being reduced by 31% and 75% respectively). Our plans are to respond positively by using a range of measures from; improved insulation, thermal lintels, more efficient services (over-sized radiators), heat recovery systems, continuous mechanical ventilation, renewable energy and EV charging provision. Then Improved insulation (150mm cavity wall), Triple glazed windows, Mechanical Ventilation with Heat Recovery (MVHR) and renewable technology (heat pump with cylinder) are further options that are likely to be adopted from 2025.
When are you looking to submit an application?
Following the consultation period, once we’ve had the opportunity to review and consider all the feedback that has been received, we will finalise our plans for a detailed submission in early 2022 for Dorset Council’s consideration.
Is there any indication on when the other applications will be brought forward, including the SANG and the food store?
Part of the SANG and the link road already have detailed planning permission and are therefore not a part of this application. The new link road is required prior to occupation of 193rd dwelling as part of outline planning permission.
The food store will be subject to a separate planning application and is not a part of this reserved matters submission. It is our understanding that Lidl have submitted a separate planning application for the food store.
When will the properties be available to buy?
Subject to planning permission, we anticipate the first occupation in September 2023.
When is it proposed that building work for the first phase of 230 homes start and be completed?
Subject to planning permission, construction is likely to commence in summer / autumn 2022. The first phase of development is likely to take between 4 and 5 years.
Will the footpath be retained when construction takes place?
The existing public footpath, which crosses the southern part of the site, will be retained together with the informal route has been created from the Public right of Way extending south-west toward New Road.
How will construction traffic be managed?
A construction management plan was submitted as part of the outline application which will set out a plan to minimise disruption to local residents.
Which phase of the development will be built first?
Phase 1 is for the construction of the link road, closely followed by the creation of the Parkland SANG (A). The reserved matters application for the residential development will be for the first 230 dwellings located on the western part of the site.
How many houses will be built each year?
It is estimated that around 50 homes will be constructed each year.
Will the link road be constructed before work on the houses commences?
The link road will be delivered by the previous landowners who are currently in advanced discussions with the Council regarding the delivery of the road.
Will there be any future consultation events?
We are open to holding more events if that would be beneficial. Following the submission and validation of the planning application, Dorset Council will undertake their own formal consultation before making a decision on the application.
Will Wyatt Homes and Dorset Council hold an event to discuss the access road and other areas which they appear responsible for?
We are unable to speak on the behalf of Wyatt Homes and Dorset Council.
Why was there no member of the Council on the webinar?
The webinar was one part of our pre-application consultation with the community to present and seek feedback on our proposals. The Council are not a part of the pre-application consultation process and will undertake their own consultation on the application following its submission.
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