NDP (Neighbourhood Development Plan – MHDC Adopted)

Broadwas and Cotheridge NDP Review

Housing Needs Survey Summary

Summary of the Parish Housing Needs Survey Report Broadwas and Cotheridge (Report Published June 2025)

Introduction

Broadwas and Cotheridge Parish Council commissioned Malvern Hills District Council (‘council’) to conduct a housing needs survey (the ‘survey’) as part of their Neighbourhood Plan review process. The survey was distributed on 12th March 2025, with a deadline return of 25th April 2025.

The aim of the survey was to collect local housing needs information within and relating to the Parish of Broadwas and Cotheridge (‘Parish’) to help assess the current future local needs for housing in the parish (over the next 5 years) and potential residential development. This survey will be considered valid for the 5-year period ending in April 2030.

It shows the current and future housing needs of the respondents for alternative or additional homes in the parish, gauges the level of support for new affordable homes for local people, explores the level of interest in community-led housing and can be used to assist with future planning in the parish.

Methodology

A total of 284 paper surveys were sent to every household on the electoral roll within the Parish. One resident contacted the council to request a link to the online survey which was provided. Therefore, the survey population size was 285.

The survey was promoted through the district council’s social media platforms. The Parish Council also promoted the survey to residents via their website as can be seen here: Housing Needs Survey – Broadwas and Cotheridge Parish Council

Response Rate

In total, 86 valid survey responses were received, giving a total response rate of 30.2%. With a 95% reliability factor the data is to be true to a margin of error +/- 8.85%. To be deemed statistically accurate a plus/minus figure should be between 4 and 8%, This survey has scored just over 8%. If the survey was repeated using the same methodology, the results would show within +/- 8.85% of those which are shown within the results of this survey. The smaller the margin of error, the more confident you may have in the results.

A total of 31% (equating to 27 of the respondents) of the responses were online and 69% (equating to 59 of the respondents) replied by post.

It is important to note the following when considering the results of this survey:

  1. The results of the survey are an indicator of housing need – other evidence of housing need is available in the South Worcestershire Strategic Housing Market Assessment (Update 2021) and from Housing For You (housing register).
  2. The results are a snapshot in time, and housing need will change for a variety of reasons such as households moving, family size changes and changes in financial circumstances.
  3. This report contains the housing need and views of those who completed the survey only. The housing and community need of the households who did not complete the survey are unknown.
  4. We are aware that not every person/household in need of affordable housing will complete a survey, therefore true affordable housing need may be underrepresented.

Overview of Broadwas and Cotheridge

Broadwas and Cotheridge Parish Council serves the local community of both Broadwas and Cotheridge. Overall, the two parishes cover approximately 1,290 hectares. The two small rural villages are in the Teme Valley but also in close proximity (only a few miles) to the west of Worcester with a direct main road connection.

Broadwas has some key facilities including:

  • A Primary School (Broadwas C of E Primary School)
  • A village hall
  • Two places of worship, St Mary Magdalene and Broadwas Gospel Hall; and
  • A public house (The Royal Oak at Broadwas)

The South Worcestershire Development Plan Review (SWDPR) identifies Broadwas as a Category 2 settlement (with at least 2 key services and have access to at least a daily bus service for employment and shopping purposes).

Cotheridge has a place of worship, St Leonard’s Church however, it has no key services and no bus service provision. In the SWDPR, it is listed as a village within the Open Countryside.

The total population at the 2021 Census was 655 and this included a total population of 411 in Broadwas and 254 in Cotheridge.

Local Housing Market

We assessed properties purchased on the open market in Broadwas and Cotheridge in May 2025 using Rightmove. Rightmove uses publicly available information produced by HM Land Registry.

House prices in Broadwas had an overall average price of £753,750 over the last year. Most properties sold in Broadwas during the last year were detached properties, selling for an average price of £876,667. Semi-detached properties sold for an average of £432,750. Overall, the historical sold prices in Broadwas over the last year were 21% up on the previous year and 23% up on the 2021 peak of £567,250. House prices in Cotheridge have an overall average price of £335,000 over the last year.

In total, 10 properties are listed for sale within Broadwas and Cotheridge, with a maximum guide price of £1,250,000 and minimum of £400,000. The average price of these 10 properties is £681,500.

Private Rental

We also looked at the market for Private Rented Sector housing in Broadwas and Cotheridge. On 13th May 2025, there were no properties available for private rent in Broadwas or within 0.5mile radius. There was 1 property available to privately rent in Cotheridge and this was priced at £2,500 per calendar month for a 4-bedroom semi-detached home with 2 bathrooms.

Social Rent and Affordable Rent

We looked back at the number of Social Rent and Affordable Rent properties that became available to let via Housing For You (choice-based letting system for advertising affordable housing for rent across Malvern, Wychavon and Worcester) since 1st January 2019.

Only 1 property for social rent has become available in either Broadwas or Cotheridge which demonstrates a lack of availability of affordable housing for rent. This was a 2-bedroom house in Broadwas advertised in April 2024.

Shared Ownership

We have also looked at the number of households in shared ownership properties and as of 2021 there were 4 shared ownership properties in Broadwas and none in Cotheridge.

Key Findings

The survey received a response rate of 30% showing a margin of error to 95% as +/- 8.85%. It is possible that residents with a housing need did not respond, although a paper survey was sent to all households within the Parish.

The vast majority of those who completed the survey are owner-occupiers (90% of the respondents equating to 78 respondents) and over half of these own their own home outright (66% equating to 57 respondents).

Most survey respondents are from households with 1 or more people aged 65 years or above.

The survey identified 15 households (representing 17.4% of the 86 survey respondents) with a need for alternative housing within the next five years. Of these:

  • A total of 11 respondents, representing 73% of those 15 households with a need for alternative housing, stated they want to buy on the open market. A breakdown of the open market housing needs identified is provided in section 5.1 of the full report.
  • The main reason for needing alternative housing was to move to a smaller home and the main barrier is the lack of suitable properties available.
  • Most of those seeking alternative housing are looking for a bungalow, with 3-bedrooms or more and they wish to buy a property on the open market worth £400,000 or more.
  • Just over half of those seeking alternative housing (8 respondents) require this alternatively housing in the next 3-5 years.
  • A total of 4 respondents, representing 27% of those 15 with a need for alternative housing, state they need an Affordable Housing tenure (comprising of 20% needing Affordable Home Ownership and 7% needing Affordable Housing for Rent).
  • Only 1 respondent seeking Affordable Housing provision, stated a need for Affordable Housing for Rent from a housing association. The identified housing needs of this respondent is provided in detail in 5.2 of the full report.
  • A total of 3 respondents, representing 20% of those in need of alternative housing, would like a form of Affordable Home Ownership as follows:
  • 2 respondents need a First Home (the government’s preferred discounted market sale scheme for first-time buyers)
  • 1 respondent would like a Shared Ownership home

The breakdown of the Affordable Home Ownership needs identified is shown in 5.3 of the full report.

Interestingly, the survey results show that those seeking Affordable Home Ownership are seeking this housing either in Broadwas and Cotheridge or a surrounding parish.

A total of 30% of respondents are supportive of an affordable housing development in the Parish. Most respondents (70% of survey respondents) expressed they would not be in favour of an affordable housing development. Of those in favour (30% of 86 survey respondents) said they would be most likely to support an affordable housing development of 0-10 dwellings, followed by 16-20 dwellings and 30+ dwellings.

Overall, the survey respondents are not supportive of Community-Led Housing in the parish with 78% of all 86 respondents expressing they would not support such a development and 22% of respondents stating they would support it.

Full Report is available here

REVIEW OF OUR NEIGHBOURHOOD DEVELOPMENT PLAN

 

Following the decision in 2024 to review our Neighbourhood Development Plan (NDP), this is now formally underway.

 

The NDP is a statutory and important part of the the planning jigsaw and ensures that all those involved in making decisions to develop land and deciding what is best, have to take into account the local view of what is best for the parishes.

 

Our NDP was “made” in 2019 and runs through till 2030, so it is sensible to have a look at it in the light of experience and changes within the wider planning systems.

 

We have secured funding to appoint a specialist consultant to assist us, as some aspects of the process are very technical, and we hope to have completed the review by late summer.

 

We will be writing to each parishioner to provide them with more information and you will also be sent a questionnaire. Once we have the returns from these and the results of other enquiries, we will be in a position to see what changes may be needed to the NDP. At this point we will reach out and invite parishioners to a meeting(s).

 

As many will be aware, meeting the future housing needs of the country gets a lot of attention, and can create strong feelings. The District Council as the local planning authority has central role, but also works closely with other authorities in South Worcestershire, to set out the South Worcestershire Development Plan. This seeks to address what future needs will be and how these might be met. The SWDP is also under review and is currently being externally examined. We have sought to link the timing of our review to this. As the SWDP determines the wider picture and can impact on the parishes in terms of allocations of possible developments.

 

NDP’s provide for those wishing to develop and for the decision makers a clear statement of what is important to local people and their views about what developments would contribute and maintain a balance with the aspects of local life and location that we value.

 

We are planning to hold at least one public meeting and welcome the involvement of as many parishioners as possible. We will do our best to keep everyone up to date and if you feel you would like to become more involved in the review then one option is to consider joining the parish council or to volunteer for the steering group.

 

 

For further information please visit

https://broadwascotheridge-pc.gov.uk/planning-development/neighbourhood-development-plan

 

For further information about the SWDP review please visit

https://www.localplanservices.co.uk/swdpreview

Broadwas and Cotheridge NDP Review

Summary of Public Consultation Event at Broadwas Village Hall at 7:30pm on 16 April 2025

On 16 April 2025, Broadwas and Cotheridge Parish Council held an initial public event to provide information about the NDP Review and discuss with participants the context for the review and its potential scope. The event took place in Broadwas Village Hall between 7:30pm and 9:30pm and around 35 people attended.  The Parish Council had written to all parishioners advising them about the review and inviting them to attend the meeting. Also a flyer for the event had been distributed around the parish and information placed on the Parish Council website and noticeboards.

The Parish Council explained the work that was being undertaken to support the NDP Review, including technical support to develop Design Codes, a Housing Needs Assessment and a Housing Needs Survey. Further work will be undertaken to updated evidence supporting policies and review policies to ensure they reflect current priorities. The event was a first step in understanding the local community’s concerns and ambitions for the updated NDP.

An interactive presentation was made by Lee Searles from Andrea Pellegram Ltd, who is providing professional planning support to the Parish Council on the NDP Review. Lee’s presentation explained how the existing NDP (Made in September 2019 with a period to 2031) is in need of review to reflect a changed national and local planning context and to update priorities and evidence to reflect issues for the plan looking forward to 2040.

The current Vision for the NDP was discussed and it was clear that those present felt that the sentiment it expresses, around celebrating and planning in the context of the area’s rural character and heritage, remains relevant today and for the future. It was felt there was no need to change the Vision in the NDP Review.

The eight current Objectives in the NDP were also discussed and it was felt that these also capture the key priorities for the local community (the existing NDP Vision and Objectives are set out in Appendix 1 of this note). These focus on protecting the environment and important sites, protecting and providing community infrastructure and supporting development whilst controlling its impacts.

The policies in the plan flow from the objectives. Discussion centred on specific issues that need to be addressed and the extent of actions in the NDP to address them. These were captured in a SWOT chart which is set out below.

A specific discussion was held about housing requirements. It was acknowledged that the local housing requirement for the area had not resulted in proposed site allocations in the South Worcestershire Development Plan with an anticipation that residual requirements would be met through windfall development within the Broadwas Settlement Boundary and elsewhere.

There was a clear understanding however, that national changes to the Standard Method of calculating Local Housing Need would result in a significant uplift in housing requirements in Malvern Hills/South Worcestershire. Authorities will need to plan for increased housing immediately. It is not known yet if and how this will affect housing requirements in Broadwas and Cotheridge, but there is potential for a lack of housing land supply in the District to lead to more favourable consideration of proposals for speculative housing developments in the area.

The potential to consider making housing site allocations to fully meet the Local Housing Requirement (which is understood to be of the order of 20 dwellings at present, though this could change) was discussed. Under the National Planning Policy Framework, NDPs which do this and are less than five years old after being Made, benefit from protections against development that would conflict with NDP policies (see Appendix 2 of this note).

People attending the event felt that the option to allocate sites for housing to meet local housing requirements in the NDP Review should not be ruled out and should be considered further.

The Parish Council ended the event with a promise of further engagement and consultation, including on whether undertaking a housing site allocations process is recommended or not.

Those attending kindly put forward their e mail addresses and following a suggestion, to was agreed that they would be happy to be contacted to consider and draft documents and or emerging proposals.

Lee Searles

Andrea Pellegram Ltd

Appendix 1 – Existing NDP Vision and Objectives

 

Vision

The residents of Broadwas & Cotheridge have identified the rural nature of their villages as being fundamental to the character of their neighbourhood. We aim to maintain and improve that character and to address the needs and wishes of those who live, work, socialise and relax within it.

Objectives

  1. To protect the rural character of our Parishes with their communities located within an open landscape of fields, woodlands and riverside meadows, together with associated views.
  2. To support small scale sustainable high-quality housing development within the Broadwas Development Boundary and on other exception sites consistent with the SWDP.
  3. To support the development of sustainable local employment, including farm diversification, in forms that do not adversely impact upon nearby homes, businesses, the local road network or the environment.
  4. To support and enhance existing key community facilities including: – Broadwas & Cotheridge Village Hall, Broadwas Primary School, St Mary Magdalene’s Church Broadwas, St Leonard’s Church Cotheridge, Broadwas Gospel Hall, Berryfields Children’s Play Area and Playing Field, Broadwas Sports Ground and The Royal Oak Public House.
  5. Within the Neighbourhood Plan area, to support and protect the Green Space identified in the SWDP and the Local Green Spaces and historic buildings referred to in this Plan and to enhance public access to and enjoyment of the rural landscape as a whole.
  6. To retain the rural nature of the roads within the Neighbourhood Plan area through support for:-
  • Maintenance and improvement of public transport links
  • Traffic management along the A44 to improve safety and quality of life for residents of our Parishes and users of the community facilities
  • Measures to substantially reduce the incidents of flooding along the A44.
  1. To support improvements to local public services and infrastructure and to facilitate access to both high speed broadband and reliable mobile-phone coverage.
  2. To support and encourage small scale green energy initiatives including solar panels on domestic and commercial buildings and the use of ground and air source heat pumps.

Appendix 2 – Extract from NPPF

These extracts from the NPPF (December 2024) show the conditions under which a ‘tilted balance’ is applied in favour of proposals for housing development (para 11(d)) and where, in such circumstances, the adverse effects of allowing proposals which conflict with NDP policies are likely to be significantly and demonstrably outweighed by the disbenefits. (para 14).

For further information please visit

https://broadwascotheridge-pc.gov.uk/planning-development/neighbourhood-development-plan

 

For further information about the SWDP review please visit

https://www.localplanservices.co.uk/swdpreview

REVIEW OF OUR NEIGHBOURHOOD DEVELOPMENT PLAN

 

Following the decision in 2024 to review our Neighbourhood Development Plan (NDP), this is now formally underway.

 

The NDP is a statutory and important part of the the planning jigsaw and ensures that all those involved in making decisions to develop land and deciding what is best, have to take into account the local view of what is best for the parishes.

 

Our NDP was “made” in 2019 and runs through till 2030, so it is sensible to have a look at it in the light of experience and changes within the wider planning systems.

 

We have secured funding to appoint a specialist consultant to assist us, as some aspects of the process are very technical, and we hope to have completed the review by late summer.

 

We will be writing to each parishioner to provide them with more information and you will also be sent a questionnaire. Once we have the returns from these and the results of other enquiries, we will be in a position to see what changes may be needed to the NDP. At this point we will reach out and invite parishioners to a meeting(s).

 

As many will be aware, meeting the future housing needs of the country gets a lot of attention, and can create strong feelings. The District Council as the local planning authority has central role, but also works closely with other authorities in South Worcestershire, to set out the South Worcestershire Development Plan. This seeks to address what future needs will be and how these might be met. The SWDP is also under review and is currently being externally examined. We have sought to link the timing of our review to this. As the SWDP determines the wider picture and can impact on the parishes in terms of allocations of possible developments.

 

NDP’s provide for those wishing to develop and for the decision makers a clear statement of what is important to local people and their views about what developments would contribute and maintain a balance with the aspects of local life and location that we value.

 

We are planning to hold at least one public meeting and welcome the involvement of as many parishioners as possible. We will do our best to keep everyone up to date and if you feel you would like to become more involved in the review then one option is to consider joining the parish council or to volunteer for the steering group.

 

 

For further information please visit

https://broadwascotheridge-pc.gov.uk/planning-development/neighbourhood-development-plan

 

For further information about the SWDP review please visit

https://www.localplanservices.co.uk/swdpreview

Broadwas and Cotheridge NDP review statement:

Neighbourhood Development Plan (NDP)

The Council’s NDP was formed in September 2019, and has been subject to regular monitoring by the Parish Council. In 2023 the Parish Council noted the need for a more formal review to coincide with the end of the 5th year, and has undertaken initial research and consultation in order to undertake a proportionate review.

For a number of reasons the completion of the South Worcestershire Development Plan Review (SWDPR) has been delayed. This has impacted on completion the Parish Council review of its NDP, as it is important that any amendments can be fully compliant with the SWDP.

We now understand that it could be another year until the District Council and partner councils, will have completed its review.

On the basis of ongoing monitoring and an initial review of the NDP the Parish Council has formally resolved at its meeting held on the 19th June, 2023 , to undertake a fuller review process (see below), and noted that:

  • The NDP remains fit for purpose and meets the needs of the residents of the Parish, as these are presently understood .
  • It is fully compliant with both the current SWDP and is likely to be compliant with the SWDPR, when finalised.

The Parish Council has therefore resolved to complete a review of its NDP to ensure that the best interests of parishioners are served.

The Parish Council therefore is committed to undertaking its review in a timely and proportionate way. In order to reduce and mitigate any impact resulting from the delay in the completion of the SWDPR.

Broadwas and Cotheridge Parish Council

17th July 2024

At its Council meeting on 24 September 2019 Malvern Hills District Council decided to “make” (adopt) the Broadwas and Cotheridge Neighbourhood Plan so that it is part of the statutory Development Plan for Malvern Hills District, sitting alongside the South Worcestershire Development Plan and other material consideration in determining planning applications in the parishes of Broadwas and Cotheridge.

To view the made Broadwas and Cotheridge Neighbourhood Plan and Decision Statement please follow the links below:

NDP (Neighbourhood Development Plan – The History)

In March 2017 the Neighbourhood Development Plan Steering Committee met with representatives of Data Orchard, a consultancy company.  The Committee was chaired by Jeff Guest. The project was launched to the public in May. In the summer, a questionnaire was delivered to every adult and the responses were analysed to form the basis of the NDP. Information has been available to all via Footprints (parish magazine), parish council updates, notice boards, a parish website, three ‘Drop In’ events at the Village Hall for people come and chat about the Plan and leafleting each property.

The whole idea of the plan is to allow development in a sustainable way whilst keeping the character of the villages and protecting the beauty of the locality.

Parishioners and appropriate external bodies had the opportunity to voice their opinions.  The issues raised were considered, and appropriate amendments made before we moved forward to the next stage, a Referendum for the parishioners.  A positive response then moved the proposed Plan to be authorised by MHDC.

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