The proposed development site covers an area of 4.9 hectares and is located on the eastern edge of the Newport settlement area.
The site is bordered to the north and east by Stafford Road and the A41 with housing to the west and south alongside an area of allotments. The site is currently in agricultural use.
Highways and transport
Due to the nature of the retirement village, this will have minimal impact upon local traffic levels; however consideration has been given to the residential development which will generate more vehicle movements in the peak periods.
The site has been assessed against both highway authority figures as well as a highway database (TRICS) and it has shown that the proposal would have an insignificant impact upon the junction with a significant level of reserve capacity retained at the Stafford Road junction.
Trees and hedgerows
The proposed layout has been carefully considered to ensure that the existing hedgerows/trees that border the site are retained and supplemented where appropriate to help assimilate the development within the surrounding environment.
Due to the position of the new dwellings and retirement village, no impact on root protection areas should ensue.
Wildlife and ecology
Due to the nature of the site and its most recent uses, an assessment has shown that its ecological value is low; however the retention and improvement of the boundary treatments as well as planting within the site provide the potential to improve biodiversity at the site.
Landscape and visual impact
The visual impact of the development on its immediate surroundings has been minimised by the positioning and design of both the new housing and the retirement village. The new developments have been located away from the boundaries where mature planting exist and designs have been incorporated that will allow for new additional planting.
Flood risk and drainage
Based upon initial investigations, there is no evidence that surface water normally runs off the proposed development site, or on to the site from adjoining land.
Sustainable drainage methods will be used to ensure that the rate of surface water run-off on or from the site is not increased by the development.
Public rights of way
There is currently a by-way that runs into the site from Stafford Road and terminates in the middle of the site. This has been considered from the outset in the design process and the proposed adoptable road layout allows access into and through the site with a pedestrian linkage to Meadow View Road. In terms of connectivity for new and existing residents, it is therefore considered that the proposal would improve the current situation.