Object

Representation ID: 65467

Received: 02/06/2014

Respondent: Bishop's Tachbrook Parish Council

[Report by Link Support Services (UK) Ltd on behalf of Bishop's Tachbrook Parish Council. The report comments on the suitability of the site use as Gypsy and Traveller in two parts - a general assessment and a detailed commentary on WDC's own assessment of the site].

Conclusions and Recommendations

(a) The negatives associated with this site clearly outweigh the potential benefits.

(b) It is unlikely that this site will be viable for the stated purposes.

(c) That BTPC should object to site GT15 for further consideration as a Gypsy or traveller site and

(d) BTPC should make representations to WDC accordingly for the reasons given [below].

WDC Assessment

It is evident that although this 'preferred site' is 'available' (for transfer from WCC to WDC on request and thereafter for sale to a prospective developer) there are other factors which weigh significantly against its suitability and viability as a traveller site.

* WDC's site assessment flags up three key 'negatives' (sustainability, financial viability and environmental concerns) which carry significant weight against the proposal. WDC state that the site is:

o 'Unlikely to be able to connect to public foul mains sewer and would need non-mains solution. Nearest water body for discharge of treated sewage is Tach Brook. Tach Brook is failing in its objectives under Water Framework Directive due to high levels of phosphates and therefore the site is not suitable in terms of potential impact on water environment.

o In order to provide an electricity supply some High Voltage network would need to be constructed before Low Voltage supply could be provided.

o This will be expensive and may make the site unviable for the number of pitches which could be accommodated' ( refers to Site assessment report WDC website - GT15 site description section 4 'infrastructure requirements')

Additional Concerns

Also concerned [as to suitability of site] on following grounds:

(a) Highways safety and traffic flow concerns.

Although visibility splays for access may be achievable for vehicles exiting the site, concerned about the potentially negative impact on road safety and traffic flows of vehicles (potentially large slow moving) turning right onto the site from the busy road without the safety of a dedicated right turn lane. This section of Europa Way appears to be too narrow to install a safety/ right turn lane without major capital reinvestment/ road widening.

WCC (Highways) comments regarding another potential site in Europa Way (GTalt 05 West of Europa Way) concludes that: 'Europa Way serves a high volume of traffic, where accident rates are high therefore; this site is not suitable to serve caravans'.

It is possible that under proposals in the Draft Local Plan (V1 T38/39) that the Europa Way Corridor will become a dual carriage way. This may pose additional challenges for the location of a Gypsy and/or traveller site at this location. These could be:

* Higher vehicle speeds (from new raised speed limits and potentially faster speeds driven by motorists on a dual carriage way.

* Need for revised visibility splays and whether they can be achieved.

* Potentially greater impacts on site occupants (noise and air quality)

* Large costs and questions over the viability of installing a major right turn lane to allow access to the site for a very small site.

* Potential accident risk if no right turn junction installed and

* Consequently longer journeys if the site can only be accessed from one direction

(b) 'Access' issues into and around the site (for large towed vehicles, emergency vehicles) given the relatively steep slope down to the site, small size of the site and the costs of levelling/ terracing required to achieve suitable access gradients and level terrain for site trailers.

'Designing Gypsy and Traveller sites' recommends that: 'To increase potential access points for emergency vehicles, more than one access route into the site is recommended. Where possible, site roads should be designed to allow two vehicles to pass each other (minimum 5.5m). Specific guidance should be sought from the local fire authority for each site' (4.29).

(c) The impact of the generally sloping terrain on occupants with mobility difficulties and whether this topographical issue would permit easy use of wheelchairs, mobility scooters, pushchairs etc.

(d) The intrinsic ecological merit of the site and its wider significance within the 'green infrastructure' of the District (being hydrologically linked to the River Avon). (Refers to assessment at Appendix A)

(e) Other ecological constraints (in construction and during occupation and the need for buffer zones which would further reduce the size of the site).

(f) The potential need for the site to be reduced (flood protection/ ecology conservation) to satisfy all of the above requirements and therefore increase the risk of the site being unviable from an economic and social perspective.

(g) Lack of space for visitors, overnight guests, play area, parking, paddock for horses etc.

(h) The cost and technical requirements involved in providing for waste disposal.

(i) Unresolved issues of potential air, light and noise pollution, archaeological significance, flood risk (assessment, management and mitigation).

(j) Potential effect on the visual amenity of nearby residents as we note that the site is visible to a farm building/ complex.

(k) The strong likelihood that the site would almost certainly be car dependent. Although the nearest bus service (route) is '554 m away', the nearest bus stop is some 1.2 miles away with no viable walking/ cycling routes) which further reduces site sustainability.

(l) The potential cumulative effects of similar developments i.e. the site is in 'close proximity to three other proposed Gypsy and Traveller sites at GT05 and GT06 which could lead to cumulative effects on: sustainable transport; the need to travel; health; local services and community facilities; landscape' (Refers to Sustainability Appraisal Page 23) It is however recognised that this factor will reduce in significance if some of these potential sites do not progress to fulfilment.

Community Opposition:

There is considerable community opposition to this site being used for residential purposes was detected at two local consultation events. Strong concerns expressed:

* Potential erosion of greenspace and wildlife-the site should continue as undisturbed and undeveloped woodland and that the site made a positive 'green' contribution to the area - particularly in view of general development pressures -
* road safety

* impact of development on visual amenity in relation to views from the country park proposed by WDC in the draft local plan (V1 appendix 2 map 2)