Planning inquiry - Land south-east of Rugby Road, Clifton-upon-Dunsmore

Planning Inspectorate reference: 6003106

Rugby Borough Council reference: R25/0565

An appeal has been submitted against non-determination for the outline application (with some matters reserved) for the demolition of buildings and the residential development of up to 160 dwellings, and creation of associated vehicular access off Rugby Road, pedestrian/cycle access points, parking, landscaping, drainage features, open space, children's play area and associated infrastructure (all matters reserved except for vehicular access off Rugby Road.

A planning inspector held a planning inquiry at the Town Hall, Evreux Way, Rugby, CV21 2RR, from Tuesday 28 April 2026 to Friday 1 May 2026, with closing submissions held virtually on Wednesday 6 May 2026.

View the draft timetable for the planning inquiry

Core documents

Download the Schedule of Core Documents

CD1	Application submissions
CD2	Addendums
CD3	Appeal submission
CD4	Consultee responses
CD5	Development Plan, policies, guidance and studies
CD6	Rugby Borough Council - Statement of Case
CD7	Appeal decision and case law
CD8	Other relevant documents
CD9	Statements of Common Ground
CD10	Proofs of evidence
CD11	Section 106
CD12	Documents submitted during the inquiry

CD1 - Application submissions

**Application submissions - 25 June 2025**
Core document reference	Document
CD1.1	Application Form (superseded under 8.8.2025 submission)
CD1.2	Covering Letter (superseded under 1.8.2025 submission)
CD1.3	CIL Additional Information Form
CD1.4	Site Location Plan (P10-001C-Location Plan 1-1250@A1) (superseded under 1.8.2025 submission)
CD1.5	Parameter Plan (SK-02F Rugby Road Parameter Plan @A1) (superseded under 1.8.2025 submission)
CD1.6	Proposed Site Access (T21542.001 rev B) (superseded under 1.8.2025 submission)
CD1.7	Landscape Strategy (1686-L-D-PL-200-V1)
CD1.8	Topographical Survey (53046_T_Rev0-A1@1000) (superseded under 22.8.2025 submission)
CD1.9	Planning Statement (superseded under 1.8.2025 submission)
CD1.10	Design and Access Statement – part one of two (superseded under 1.8.2025 submission)
CD1.11	Design and Access Statement – part two of two (superseded under 1.8.2025 submission)
CD1.12	Transport Assessment (superseded under 21.11.2025 submission)
CD1.13	Statement of Community Involvement
CD1.14	Landscape and Visual Appraisal (LVA) (superseded under 1.8.2025 submission)
CD1.15	Preliminary Ecological Appraisal (superseded under 8.8.2025 submission)
CD1.16	Daytime Bat Walkover Survey (superseded under 8.8.2025 submission)
CD1.17	Habitat Suitability Index Assessment (superseded under 8.8.2025 submission)
CD1.18	Biodiversity Net Gain Assessment (superseded under 8.8.2025 submission)
CD1.19	Biodiversity Net Gain Statutory Metric – Appendix 6976/BNG1 to Biodiversity Net Gain Assessment (superseded under 8.8.2025 submission)
CD1.20	Health Impact Assessment Screening Report
CD1.21	Air Quality Report (superseded under 28.11.2025 submission)
CD1.22	Heritage Impact Assessment (superseded under 1.8.2025 submission)
CD1.23	Acoustic Assessment (superseded under 1.8.2025 submission)
CD1.24	Contaminated Land Assessment (superseded under 8.8.2025 submission)
CD1.25	Sustainability Checklist
CD1.26	Arboricultural Impact Assessment and Tree Survey (superseded under 1.8.2025 submission)

**Submission - 2 July 2025**
CD1.27	Flood Risk Assessment (superseded under 1.8.2025 submission)

**Submission - 9 July 2025**
CD1.28	Site Location Plan (P10-001-E-Location Plan)

**Submission/Addendum Prior to Validation - 1 August 2025**
CD1.29	Cover Letter
CD1.30	Site Location Plan (P10-001-E-Location Plan)
CD1.31	Parameter Plan (SK-01G Rugby Road Sketch Layout @A0 - Parameter Plan)
CD1.32	Site Access (T21542.001 rev D)
CD1.33	Planning Statement
CD1.34	Design and Access Statement
CD1.35	Landscape and Visual Appraisal - part one
CD1.36	Landscape and Visual Appraisal - part two
CD1.37	Air Quality Report (superseded under 28.11.2025 submission)
CD1.38	Heritage Impact Assessment
CD1.39	Acoustic Assessment
CD1.40	Arboricultural Impact Assessment and Tree Survey
CD1.41	Flood Risk Assessment
CD1.42	Sustainable Drainage Statement
CD1.43	Travel Plan

**Submission/Addendum Prior to Validation - 8 August 2025**
CD1.44	Application Form
CD1.45	Preliminary Ecological Appraisal
CD1.46	Daytime Bat Walkover Survey
CD1.47	Habitat Suitability Index Assessment and eDNA Analysis
CD1.48	Biodiversity Net Gain Assessment
CD1.49	Biodiversity Net Gain Statutory Metric
CD1.50	Confidential Badger Survey
CD1.51	Contaminated Land Assessment

**Submission/Addendum Prior to Validation - 22 August 2025**
CD1.52	Proposed Site Access (T21542.001 Rev D)

CD2 - Addendums

**Addendum 1 - 17 September 2025 (response to WCC Highways and Geophysical Survey)**
CD2.1	Proposed Site Access (T21542.001 Rev D)
CD2.2	Proposed Site Access Swept Path Analysis (T21542.002 Rev D)
CD2.3	Stage 1 Road Safety Audit Report
CD2.4	Stage 1 Road Safety Audit Designer’s Response
CD2.5	Geophysical Survey Report

**Addendum 2 - 14 November 2025**
CD2.6	Response to LLFA Objection

**Addendum 3 - 21 November 2025 (Highways, Minerals and Ecology)**
CD2.7	Proposed Site Access (T21542.001 Rev D)
CD2.8	Proposed Site Access Swept Path Analysis (T21542.002 Rev D)
CD2.9	Proposed Shuttle Signals and Swept Path Analysis (Drawing T25501.003)
CD2.10	Proposed Bus Stop Upgrades (Drawing T25501.004)
CD2.11	Transport Assessment
CD2.12	Transport Assessment - appendix (part one of three)
CD2.13	Transport Assessment - appendix (part two of three)
CD2.14	Transport Assessment - appendix (part three of three)
CD2.15	Response to WCC Ecology
CD2.16	Response to WCC Ecology (redacted version)
CD2.17	Minerals Assessment

**Addendum 4 - 28 November 2025**
CD2.18	Air Quality Report

CD3 - Appeal submission

**24 December 2025**
CD3.1	Appeal Submission Form
CD3.2	Appellant Statement of Case
CD3.3	Appellant Statement of Case - appendix 2: Rugby Borough Council pre-application response
CD3.4	Appellant Statement of Case - appendix 4: Rugby Borough Local Plan 2011-2031
CD3.5	Appellant Statement of Case - appendix 5: Rugby Borough Local Plan 2011-2031 - Urban Policies Map
CD3.6	Appellant Statement of Case - appendix 6: Rugby Borough Local Plan 2011-2031 - GI Policies Map
CD3.7	Appellant Statement of Case - appendix 7: Rugby Borough Local Plan 2011-2031 - Rural Settlements Map
CD3.8	Appellant Statement of Case - appendix 8: Rugby Borough Council Five Year Housing Land Supply Position Statement 2025-2030
CD3.9	Appellant Statement of Case - appendix 9: Rugby Borough Council Playing Pitch and Outdoor Sport Strategy (2023)
CD3.10	Appellant Statement of Case - appendix 10: Rugby Borough Council Rural Sustainability Study (2024)
CD3.11	Appellant Statement of Case - appendix 11: Rugby Borough Council Air Quality SPD (July 2021)
CD3.12	Appellant Statement of Case - appendix 12: Rugby Borough Council Climate Change and Sustainable Design and Construction SPD (February 2023)
CD3.13	Appellant Statement of Case - appendix 13: Rugby Borough Council Housing Needs SPD (July 2021)
CD3.14	Appellant Statement of Case - appendix 14: Rugby Borough Council Planning Obligations SPD (March 2012)
CD3.15	Draft Statement of Common Ground

**New information submitted following submission of planning appeal**
CD3.16	Interim Trial Trenching Report
CD3.17	Dunsmore accurate visual representations
CD3.18	Transport technical note and RSA of the bridge scheme
CD3.19	Archaeological evaluation report

CD4 - Consultee responses

CD4.1	Warwickshire Fire and Rescue Service
CD4.2	Warwickshire County Council - archaeology
CD4.3	National Grid
CD4.4	Warwickshire Police
CD4.5	Active Travel
CD4.6	Warwickshire County Council - LLFA
CD4.7	Warwickshire County Council - ecology
CD4.8	Rugby Borough Council - sports and recreation
CD4.9	Canal and River Trust
CD4.10	Clifton-upon-Dunsmore Parish Council
CD4.11	Clifton-upon-Dunsmore Parish Council - transport
CD4.12	Warwickshire County Council - minerals
CD4.13	University Hospitals Coventry and Warwickshire NHS Trust
CD4.14	Environmental Health
CD4.15	Warwickshire County Council - public health
CD4.16	Warwickshire County Council - infrastructure
CD4.17	Arboriculture and Landscape
CD4.18	Warwickshire County Council - highways
CD4.19	Warwickshire County Council - LLFA
CD4.20	Warwickshire County Council - minerals
CD4.21	Environmental Health
CD4.22	Warwickshire County Council - ecology
CD4.23	Conservation
CD4.24	Warwickshire County Council - police
CD4.25	Warwickshire County Council - ecology
CD4.26	Warwickshire County Council - highways
CD4.27	NHS ICB
CD4.28	Warwickshire County Council - archaeology
CD4.29	Clifton-upon-Dunsmore Parish Council
CD4.30	Interested party responses to appeal
CD4.31	Warwickshire County Council - highways
CD4.31.1	Warwickshire County Council - highways: additional Section 106 contribution information
CD4.32	Warwickshire Police response to appeal CIL statement
CD4.33	UHCW rebuttal to CIL statement and associated case law

CD5 - Development Plan, policies, guidance and studies

CD5.1	Rugby Borough Council Local Plan 2011-2031
CD5.1.1	Rugby Local Plan 2011-2031 proposals maps
CD5.2	Policy GP1: Securing Sustainable Development
CD5.3	Policy GP2: Settlement Hierarchy
CD5.4	Policy DS1: Overall Development Needs
CD5.5	Policy H1: Informing Housing Mix
CD5.6	Policy H2: Affordable Housing Provision
CD5.7	Policy HS1: Healthy, Safe and Inclusive Communities
CD5.8	Policy HS4: Open Space, Sports Facilities and Recreation
CD5.9	Policy HS5: Traffic Generation, Air Quality, Noise and Vibration
CD5.10	Policy NE1: Protecting Designated Biodiversity and Geodiversity Assets
CD5.11	Policy NE2: Strategic Green and Blue Infrastructure
CD5.12	Policy NE3: Landscape Protection and Enhancement
CD5.13	Policy SDC1: Sustainable Design
CD5.14	Policy SDC2: Landscaping
CD5.15	Policy SDC3: Protecting and Enhancing the Historic Environment
CD5.16	Policy SDC4: Sustainable Buildings
CD5.17	Policy SDC5: Flood Risk Management
CD5.18	Policy SDC6: Sustainable Drainage
CD5.19	Policy SDC7: Protection of the Water Environment and Water Supply
CD5.20	Policy SDC9: Broadband and Mobile Internet
CD5.21	Policy D1: Transport
CD5.22	Policy D2: Parking Facilities
CD5.23	Policy D3: Infrastructure and Implementation
CD5.24	Policy D4: Planning Obligations

**Proposed submission Local Plan**
CD5.25	Proposed Submission Rugby Borough Local Plan 2025-2042 (Regulation 19 Consultation)
CD5.26	Rugby Borough and Rugby Town Policies Maps

**Neighbourhood Plan**
CD5.27	Clifton-upon-Dunsmore Parish Neighbourhood Plan (2011-2041) (Referendum version)
CD5.27.1	Examiner's Report (February 2026)

**Supplementary Planning Documents**
CD5.28	Planning Obligations Supplementary Planning Document (2012)
CD5.29	Climate Change and Sustainable Design and Construction Supplementary Planning Document (2023)
CD5.30	Air Quality Supplementary Planning Document (2021)
CD5.31	Housing Needs Supplementary Planning Document (2021)

**National planning policies and guidance**
CD5.32	National Planning Policy Framework (NPPF) (2024)
CD5.33	Planning Practice Guidance (PPG) (link to Government website)
CD5.34	National Design Guide (2021)
CD5.35	National Model Design Code (2021)

**Other relevant guidance and documents**
CD5.36	Housing and Economic Needs and Distribution Assessment (HEDNA) (2022)
CD5.37	Updated Housing Needs Evidence for Rugby Borough (2025)
CD5.38	Green Infrastructure Study (2009)
CD5.39	Green and Blue Infrastructure Policies Map
CD5.40	Open Space, Play Pitch and Built Facilities Study (2015)
CD5.41	Rugby Borough Open Space Study Report (2025)
CD5.42	Playing Pitch and Outdoor Sport Strategy (2023)
CD5.43	Rural Sustainability Study (2024)
CD5.44	Five Year Housing Land Supply Position Statement 2025-2030
CD5.45	Area of Separation Study Report (November 2025)
CD5.46	Landscape Character Assessment Rugby Borough Council (January 2025)
CD5.47	Landscape Sensitivity Assessment of Strategic Site Options Rugby Borough Council (March 2025)
CD5.48	Stage 2 Site Options Assessment (December 2025)
CD5.49	Clifton-upon-Dunsmore Conservation Area Appraisal (June 2010)
CD5.50	Warwickshire Historic Landscape Characterisation Project (2010)
CD5.51	Manual for Streets (2007)
CD5.52	CIHT Planning for Walking (April 2015)
CD5.53	Lawn Tennis Association Floodlighting Guidance
CD5.54	Lawn Tennis Association Court Surfaces Guidance
CD5.55	Warwickshire Design Guide Part 2: Highway Design and Technical Review
CD5.56	Natural England - National Landscape Character Areas 96: Dunsmore and Feldon
CD5.57	Warwickshire Landscape Guidelines - Warwickshire County Council
CD5.58	Guidelines for landscape and visual impact assessments (GLVIA 3) - hard copy only
CD5.59	Site Information Pack Clifton upon Dunsmore (February 2026)
CD5.60	Clifton-upon-Dunsmore Neighbourhood Plan Examination Report
CD5.61	Land off Rugby Road, Clifton upon Dunsmore - Vision Document
CD5.62	Technical Guidance Note 2024-01: Notes and Clarifications on Aspects of Guidelines for Landscape and Visual Impact Assessment (Third Edition)
CD5.63	Technical Guidance Note 06/19: Visual Representation of Development Proposals
CD5.64	Technical Guidance Note 02/21: Assessing Landscape Value Outside National Designations, LI, 2021
CD5.65	IHT Guidelines for Providing Journeys on Foot (2000)
CD5.66	CIHT Planning for Cycling (2014)
CD5.67	DfT Cycling and Walking Investment Strategy (CWIS)
CD5.68	DfT Second Cycling and Walking Investment Strategy (CWIS2)
CD5.69	WCC fourth Local Transport Plan (July 2023)
CD5.70	WCC Local Cycling and Walking Infrastructure Plan (LCWIP)
CD5.71	DMRB CD 143 Designing for Walking, Cycling and Horse-Riding
CD5.72	West Midlands Agricultural Land Classification Map

CD6 - Rugby Borough Council - Statement of Case

CD6.1

Rugby Borough Council - Statement of Case

CD7 - Appeal decision and case law

CD7.1	APP/E3715/W/25/3373251 Land North of Rounds Gardens, Rugby, CV21 2BS
CD7.2	Wavendon Properties Limited v SSHCLG [2019] EWHC 1524
CD7.3	Peel Investments (North) Limited v SSHCLG, Salford City Council [2020] EWCA Civ 1175
CD7.4	Gladman Developments Ltd v SSHCLG [2020] EWHC 518
CD7.5	Gladman Developments Ltd v SSHCLG & Corby BC & Uttlesford DC [2021] EWCA Civ 104
CD7.6	Save Stonehenge v SoS for Transport (2021) EWHC 2161

CD8 - Other relevant documents

CD8.1	Case Management Conference summary note
CD8.2	Rugby Regulation 19 Plan Representations - Richborough - Clifton-upon-Dunsmore
CD8.3	Modelling briefing note by Hub Transport Planning Limited

CD9 - Statements of Common Ground

CD9.1	Statement of Common Ground- appellant and Rugby Borough Council
CD9.2	Draft Schedule of Conditions
CD9.3	Highways Statement of Common Ground- appellant and Warwickshire County Council

CD10 - Proofs of evidence

CD10.1.1	RBC Planning Proof of Evidence
CD10.1.2	RBC Planning Proof of Evidence Summary
CD10.1.3	RBC POE - Settlement Identity and Connectivity
CD10.1.4	RBC POE - Settlement Identity and Connectivity Appendices
CD10.1.5	RBC Landscape POE
CD10.1.6	RBC Landscape POE Appendices
CD10.1.7	RBC Housing Land Supply POE
CD10.1.8	RBC Housing Land Supply POE Appendices
CD10.1.9	RBC Alternative Sites POE
CD10.1.10	RBC Alternative Sites POE Appendices
CD10.2.1	Appellant Planning Proof of Evidence
CD10.2.2	Appellant Highways Proof of Evidence
CD10.2.3	Appellant Landscape Proof of Evidence - Volume 1
CD10.2.4	Appellant Landscape Proof of Evidence - Volume 2
CD10.2.5	Appellant Landscape Proof of Evidence - Volume 3
CD10.2.6	Appellant planning rebuttal
CD10.2.7	Appellant landscape rebuttal

CD11 - Section 106

CD11.1	Section 106 agreement (superseded)
CD11.2	Rugby Borough Council CIL compliance statement
CD11.3	Warwickshire County Council CIL compliance statement (superseded)

CD12 - Documents submitted during the inquiry

CD12.1	Appearances for the appellant
CD12.2	Appellant opening statement
CD12.3	Local Planning Authority opening statement
CD12.4	Clifton-upon-Dunsmore Parish Council statement
CD12.5	Rugby Borough Council consultation statement addendum (April 2026)
CD12.6	Section 106 engrossment version
CD12.7	R (Worcestershire Acute Hospitals NHS Trust) v Malvern Hills District Council & ors (2023)
CD12.8	Warwickshire County Council and Rugby Borough Council Statement of Common Ground - RBC Local Plan 2025-2042 (April 2026)
CD12.9	Warwickshire County Council CIL compliance statement (version 2)
CD12.10	Local Planning Authority closing submission
CD12.11	Appellant closing submission

CD13 - Documents submitted after the inquiry

CD13.1

Section 106 agreement (signed and sealed version)

Planning inquiry - Land south-east of Rugby Road, Clifton-upon-Dunsmore