Proposals for New Homes at Spring Hill, New Arley

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Proposals for New Homes at Spring Hill, New Arley

Welcome to our consultation website, where you can find out more about our proposals for land at Spring Hill, New Arley.

Find out more

PUBLIC WEBINAR

We held a public webinar on Wednesday 19th November, with a presentation from the team on the proposals.

Attendees were able to post comments and ask questions of the team during the session.

We would like to thank everyone who attended for their questions and feedback, which will be reviewed and considered alongside other feedback received during the consultation period. A recording of our public webinar is available to view here.

FAQs from the webinar

Planning and Principle of Development

Why is this application being advanced ahead of the Council’s Local Plan review and without community-led master planning?

The proposals have been developed in conjunction with the Council and relevant stakeholders, to ensure the submission can be as robust as possible. Whilst we are engaging with the Plan-led process, it is noted that it will be some time before North Warwickshire have a new plan in place. The Council, however, are currently unable to demonstrate a sufficient supply of deliverable housing sites, and the proposals in the current plan are not delivering as anticipated. We believe that this scheme can supplement the Council’s existing allocations strategy and deliver much needed housing in advance of the new plan.

As with many of your developments, once permitted are you selling this on to a different developer to carry it out? How are the promises carried out and ensured?

We are seeking planning consent for an outline planning application. Other than the details of the access, the proposals seek to establish the principle and parameters for any development to come forward. If consented, Summix would work to secure a local developer for the scheme who would come forward with detailed plans. These plans, which would include elements such as the design, materials and landscaping of the site would then be subject to a further application to the Council. The promises made at this stage of planning would however need to be carried forward in a subsequent application for those reserved matters.

How does a development of 250 dwellings represent proportionate growth in a village with limited services, limited employment and constrained infrastructure?

The scale of development has been proposed with regard to best use of the land. A balance struck between optimising the use of the land, in line with government policy, and green/open spaces. New Arley is recognised by the Council as a ‘local service centre’, which according to the Council’s Local Plan “represent the locations where housing, employment, schooling, health care, and other facilities are to be concentrated in the interests of establishing sustainable patterns of development”. We consider that the proposals can help support existing services and facilities in the village.

Are you considering adding a shop, e.g. a Tesco Express? All local villages rely on the local Co Op in New Arley which is not enough for the current population, let alone another 250+ families. A local store would benefit the wider community.

On what legal basis are you treating this land as grey belt when North Warwickshire has not adopted, consulted or endorsed such a designation.

North Warwickshire Council does not have a definition of the Green Belt in its local policy, as their Local Plan predates the concept of Grey Belt introduced by national government in 2024. The proposals have been assessed against Government policy and guidance, and we consider that with the inclusion of elements such as 50% affordable housing, a position can be made for Grey Belt which the Council could support.

Has the impact on local GP surgeries, schools, and social care been assessed? What commitments are there to funding or expanding essential services?

We will endeavour to engage with infrastructure providers as robustly as possible. It is expected that responses concerning infrastructure provision will be made once an application is submitted, which could include those from Warwickshire County Council (on education) and the Integrated Care Board (on health). If, during the process of the application, it is determined that the development will impact upon these services, Summix will ensure that contributions are secured through the planning consent, proportionate to the scale of development. Such contributions will be legally tied to the development, with ‘triggers’ to ensure they are released when such a need arises.

Demand and supply of housing: where are you citing your data from for this district?

Data on the supply of housing has been taken directly from the Council’s own monitoring. The most recently published position (Statement on Five-year housing land supply calculations - October 2025) places them between 1.5 and 2.2 years). This is well below the five years required by national policy. In real terms, this equates to a shortfall of some 3,800 dwellings based on the more optimistic figures. Data on affordable housing, including those currently on the waiting list, was obtained by a Freedom of Information Act, a matter which will be public record.

Housing

Are there plans for HMO's?

How sustainable will the houses be? E.g. solar panels, ground source heating, etc.

The proposals would be built in line with Building Regulations and local planning policy. This would see that new builds commit to a high standard of ‘fabric first’ insulation and, where viable, secure 10% of the operational growth from renewable energy generation. The proposals would be subject to the Government’s Future Homes standard, which requires a commitment to low carbon generation, in place of traditional gas boilers.

You have stated that the scheme will include up to 50% affordable housing, and that there will be a mix of affordable tenures. Can you provide more detail on what tenure types are being proposed (e.g., social rent, affordable rent, shared ownership, first-homes,) and the expected proportions of each. What evidence demonstrates that this specific mix is aligned with local need rather than simply meeting percentage targets?

Do you have any pictures of the type of housing you propose?

Summix are currently seeking consent for the principle of development at this location. If secured, a further application would need to be submitted to the Council which would need to include details of the design materials and street scenes for how the dwellings would look once completed. There will be a second opportunity for locals to comment on the application once submitted on the Council’s planning portal.

Landscape/Ecology

How do you intend to improve biodiversity in the area?

What guarantees can you provide that Daffern's Wood will remain protected?

An offset of at least 15m has been incorporated into the layout of the scheme, as is recommended by Natural England and Forestry Commission. This will ensure the roots of trees within the woodland will be protected from digging and compaction. The offset also ensures a sufficient buffer is provided for wildlife. Within this buffer, new tree, scrub and grassland planting will be established, as shown on the Landscape Strategy Plan. This will create a more diverse woodland edge habitat compared with the current arable field. New scrub and thicket planting will also deter informal access to the woodland, ensuring users of the woodland stick to the made paths.

Daffern's Woods is ancient woodland and the home to many different species of animals. Having the woodland circled by housing and industrial units will likely affect the wildlife activity in the woods, what are you considering in regards to the amount of species in the woodland and their needs?

Landscaping proposals have been completed alongside ecologists to give careful consideration to wildlife when producing the plans. There is existing connectivity from the woodland to arable land and watercourses in the north-east, which will not be impacted. Additionally, on site, areas of hedgerow and scrub are being planted up to improve connectivity throughout the site, which will provide safe passage from the woodland to wider suitable habitat in the west for small mammals, amphibians and reptiles.

There are also buzzards and kites that hunt over the woods. Recently red kites have appeared, and they are in very low numbers, how are these going to become established if the houses are built?

Common buzzard and red kite are adaptable species and will still be able to forage and scavenge over the woodland and adjoining habitat corridors, and also in the wider landscape within arable fields and at nearby Arley Wood. No impacts are proposed to the ancient woodland so it is not anticipated that any feeding habitat will be lost. Further surveys for breeding birds are proposed prior to the development which should highlight the use by birds of prey and determine whether any are nesting within the woodland. If so, an acceptable zonal disturbance buffer will be agreed in the future to protect such nests from disturbance. Enhancements for birds will also be included on site at a later stage.

This land is an important wildlife corridor for the local Muntjac Deer population - What consideration is be given towards this?

No specific consideration has been given to muntjac populations, as an invasive species in the UK. However, there is existing connectivity from the woodland to arable land in the north-east, which will not be impacted. On site, careful consideration has been taken to ensure the landscaping proposals improve connectivity throughout the site, providing safe passage from the woodland to wider suitable habitat in the west. Muntjac are also a highly adaptable species often found in urban areas.

Site Considerations

What impact have you considered about historic mining substructure and shafts?

Historic mining activity in Arley has been fully factored into our technical assessments. A Coal Authority consultation, detailed Ground Investigation, mining risk assessment, and ground gas monitoring will be undertaken. If shallow workings or mine entries are identified, the design will incorporate appropriate remediation including grouting, engineered foundations, or stand‑off zones. No construction will proceed until the land is certified safe and stable.

Concerned regarding drainage: the existing pond near Daffern’s Wood hasn’t been maintained for decades. Who will maintain the new balance ponds? What about flooding at Bourne Brook?

The new attenuation basins will not be adopted by the Council. Instead, they will be maintained by a private Management Company with funding secured through a legally binding service charge on new residents. This ensures long‑term upkeep including silt removal, vegetation control, inlet/outlet clearance, and structural inspections. The drainage strategy significantly reduces peak flows compared with the current open fields, holding water in engineered basins and releasing it slowly. This lowers downstream flood risk, including at Spring Hill and Bourne Brook.

The industrial estate operates 24/7 and creates noise. What are you doing about this?

A formal Noise Impact Assessment will be carried out. This informs buffer zones, separation distances, acoustic fencing, building orientation, and enhanced glazing where required. Homes will only be located where both daytime and night‑time noise levels meet national residential standards. As the industrial use is there now, new residents will be made aware of it, and will not be able to complain about industrial noise once they move in.

Are there plans to test the quality of the ground given historic colliery use?

The site becomes waterlogged along the footpath at the bottom. How will this be resolved?

Does the development require an Environmental Impact Assessment (EIA)?

Traffic and Highways

All construction traffic will need to come along Gun Hill due to the low bridges at the bottom of Spring Hill and there is a low bridge on Stone House Lane. Gun Hill can’t cope with the volumes and with the number of parked cars along there. What is the plan to get the construction traffic to the site?

We will agree a Construction Environment Management Plan (CEMP) with the Council, which would confirm the routing of construction vehicles to and from the site and the types of vehicles, bearing in mind the constraints of the local highway network, particularly the low bridge on Spring Hill and the sensitivities of Gun Hill with the school on the road. The CEMP would also consider the hours of operation to take into account local activity such as school drop off/pick up.

Are there any plans to change the road layout in Morgan Close?

Are you planning traffic calming measures outside the new estate? If so what?

The current two shops in Arley do not have capacity parking to accommodate the current flow of traffic - What consideration is being given to traffic and public safety around the shops?

Are you considering the increased volume of traffic through the village the new houses will bring. Getting along Gun Hill is already a nightmare without additional traffic coming through, especially during drop off and pick up from the school on the main road.

I’m not convinced by your claim to support sustainable travel, by putting in a cycle track. Can you expand, please?

The development aims to put in place a series of measures to promote active travel – walking and cycling – and proposes a number of new features along Spring Hill to reduce traffic speeds, improve safety, and increase use of public transport and improve connectivity for pedestrians. The site is within walking and cycling distance of local facilities and this will be encouraged through the use of a travel plan.

Utilities

Will you be working with the telecommunications providers because this whole area has very limited mobile telephone service?

Can you tell us more about what you have considered for utility improvements such as water, sewage and electrical supply? Can you let us know about what impact?

Construction

What is the expected timeline for the development / build of the housing site assuming permission gets granted?

If outline planning permission is granted, there will be a further Reserved Matters (RM) planning application and detailed design process, which will agree the proposals in greater depth, where a phasing strategy will be agreed. We expect that construction will take between 3 and 5 years to complete, depending on the phasing of the build. We anticipate the earliest start date for construction would be the end of 2028.

What noise, dust and traffic mitigation measures will be in place during construction?

What will be done to safeguard pedestrian safety near the site?

The site

The 25.7 acre (10.4 hectare) site is currently moderate grade (3b) agricultural land to the west of New Arley, south of the Colliers Way industrial estate, and north of Spring Hill.

It is increasingly difficult for residents to put down roots in the community, move to a larger home with a garden as families grow, or downsize to a more manageable property later in life. Our proposals aim to address this by providing a well-considered, sustainable development that supports residents at every stage of life.

Summix are looking to develop the site to provide homes and are now consulting with the public on their proposals, ahead of submitting a planning application to North Warwickshire Council.

Listening today

creating tomorrow.

About Summix

Since 2006, Summix has been creating places to live, work and play. Summix are one of the UK and Ireland’s leading master developers and regeneration specialists. We are proud to have secured planning permission to allow our delivery partners to deliver thousands of new homes, student accommodation, employment and community centres in true high quality mixed-use.

Our Approach

People and the planet are at the heart of our decisions, and inspire us to responsibly deliver new communities.

Our three-pillar approach to delivering new, mixed-use communities is designed to ensure:

Our projects are economically & environmentally sustainable, providing safety and security to future owners and occupiers
The places we design & deliver are enjoyed by people in a safe, secure and purposeful way
As a business we operate ethically, inclusively and accountably

We recognise that to achieve these pillars we need to listen to our neighbours, stakeholders and consultants.

Consultation

Our public consultation ran from 5th November to 3rd December and is now closed.

To make sure the community was aware of our plans, we delivered newsletters to hundreds of nearby properties detailing our proposals. We wanted all local residents and stakeholders to have the opportunity to see and give their views on how we are planning to develop the site for homes.

We also held an online webinar on 19th November to talk through the proposals and answer questions.

We have updated the website to include a link to this webinar, as well as providing a set of FAQs and responses, based on questions we have been asked through the consultation process.

We would like to thank everyone who has provided us with feedback on our proposals. This is now being reviewed to see if our scheme can be improved in response to public comments. Once finalised, we are expecting to submit an outline planning application before Christmas this year to North Warwickshire Borough Council.

The Proposals

Our proposals include plans for up to 252 homes, which will include a mix of properties, in accordance with North Warwickshire Council’s current policy requirement. current policy requirement.
50% of the homes will be affordable homes, which are homes sold or rented at no more than 80% of the market rate.  These will be a mix of properties available for affordable rent and shared ownership through a local housing association.
The housing mix has been designed to meet local housing need.

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Access and transport

We are proposing to create two new accesses onto the site, both off Spring Hill.
The scheme will have a strong emphasis on improving infrastructure for active travel, by making the site more convenient to travel through for pedestrians and cyclists.
We will significantly improve the existing public right of way through the site, providing a shared pedestrian/ cycle route.
The scheme would also create new routes to the site that would improve connections to New Arley.

The scheme would also provide cycle parking and sitewide infrastructure for electric vehicle charging points.
We are also exploring ways to improve bus services in the area.
As part of the scheme, Summix will prepare a Travel Plan that would be issued to all new residents of the site. The aim of the travel plan would be to promote travel by public transport and active modes such as walking and cycling. The Travel Plan would set objectives and targets to reduce the reliance on travel by private car.

Environment

Key existing landscape features will be respected and incorporated into the emerging proposals.
For example, Daffern's Wood, which runs along the eastern edge of the site, is classified as Ancient Woodland. As such, we are including a minimum 15m buffer between the development edge and the woodland area.
The existing hedgerow which runs east-west across the site, next to the public right of way, will be protected and kept as part of our landscape proposals. The public right of way route will be upgraded and connectivity will be enhanced to the nature reserve and Frederick Road to reinforce the link between Old Arley and New Arley for pedestrians and cyclists.
Hedgerows and trees around the edge of the site will be protected wherever possible and a green buffer will be provided to the protected group of trees to the south-western boundary of the site, which are situated behind properties along Spring Hill.
The visual sensitivity of the development from surrounding areas has also been considered and will be mitigated through the retention of key existing trees and new tree planting within the site.

Sustainability

A great strength of the site is how close it is to important facilities and infrastructure, with strong public transport links.
The site is within walking distance of Spring Hill Medical Centre; Arley & St Michael’s Community Centre; Arley Primary Academy, and a Co-Op supermarket on Gun Hill.
The site has bus stops along the boundary with Spring Hill, and is served by the 5B, 17, 18, 18A, 19, 731, and 735 services, offering convenient public transport with a frequency of up to two services an hour.
The proposals could also secure an important contribution towards improving healthcare facilities, such as GPs surgeries across the area.

Housing

The plans are for a landscape-led housing development. Our technical assessments show that the site is well-placed for delivering new housing to meet the area’s growing needs.
Up to 252 homes are proposed for development.

As an outline planning application, some details have not yet been finalised. If outline planning permission is granted, a Reserved Matters application will be submitted, which will consider details such as housing design and architecture.

Community Benefits

We believe our proposals for the development of this site carry wider benefits to the community, beyond the provision of much-needed new homes.

A biodiversity net gain of at least 10% will be achieved, leaving the area richer in wildlife habitat than it currently is.

The scheme will be delivering 50% affordable housing, meaning 126 new homes for shared ownership and housing association rent.

Creating 7 acres (3 hectares) of new public open space will deliver lasting benefits for both new and existing residents, including a mix of spaces will be provided such as play areas, natural meadows, walking routes and informal recreation areas, ensuring it can be enjoyed by people of all ages and interests.

Different types of public open space help encourage healthier, more active lifestyles, support local biodiversity, and create opportunities for social interaction and community events. Well-designed open space also creates a more pleasant environment for the development.

Local economic benefits, including the creation of jobs and additional expenditure in the local economy to the benefit of local shops and businesses.

The development will include financial contributions towards education and healthcare provision.