GT15 Land east of Europa Way (green)

Objection to GT15 Land to east of Europa Way (WDC Preferred Site)
I object to this site for the following reasons:-
Road access onto Europa Way, this is busy and also a fast road and liable to flooding. Road noise and pollution could be an issue.
No pavements on Europa Way, no access to public transport, nearest facilities not accessable.
Not screened as probably some trees will have to be felled on the site and may cause more flooding.
Land is not level and liable to flooding and may be water contamination issues.
Nearest facilities to site - can they absorb extra people, Bishops Tachbrook's school and doctors may not be able to cope.
Heavily wooded - possible impact on wildlife.
Objection to GT05 Land at Tachbrook Hill Farm, Banbury Road (WDC Alternative Site)
I object to any Gipsy/Traveller sites being erected on this site for the following reasons:-
The land would have to be compulsory purchased. It seems the farmer doesn't want to sell so could take some time to get land. The farmer would lose a source of income when the land will then be available for business use which is unfair.
The proximity to the village is incompatible with Gipsy/Traveler wish to live apart from settled community.
The size of the site is out of proportion to the village size.
The village school is single form entry. Would there be room for extra children and the help/facilities required for children with possibly special needs especially if more houses are built in the village or surrounds?
The village Doctors Surgery is only part time - can be hard to get appointment now.
The visual effect on the entrance to the village would be damaging - a good large piece of agricultural land plus a lovely field to be become an unpleasant eyesore and if used as a business site too, become a noisy addition to a quiet village.
In 1992 all Bishops Tachbrook residents were compensated for noise pollution due to the siting of M40, GT05 is closer to the M40 than the village. This then makes the site unsuitable due to noise from the M40.
Mallory Road and St Chads are busy roads through the village. School children crossing twice a day over Mallory Road would have to be considered, bring more cars through the village is not a good move. The A452 is a main arterial road route to the north and southbound M40, Leamington Spa and Warwick and to the various car companies in Gaydon. The junction of Mallory Road/Banbury Road is impossible to get out of at certain times of the day, increased village population will cause this is to be much worse. The junction is dangerous and there have been accidents and a fatality already. Much of the traffic on the Banbury Road does not adhere to the 50mph limit. The proposed access from the farmers drive is a blind spot at the top of a hill, very dangerous for pulling in and out of the site.
The land is not level, prone to flooding in the northwest corner which then floods the end of Mallory Road/Banbury Road.
There is no connection to services such as sewage and water on this land. Potential large cost to taxpayer.
There are no footpaths from the proposed site into the village and no bus stops by the site.
Potential disruption to Guide Dog centre on it's safe location and quietness and to Oakley Wood which is protected.
My preferred option GTalt01 Brookside Willows, Banbury Road (WDC preferred Site)
I prefer this site because:-
It is much more suitable than the other nearby preferred and alternative sites and should not impact on the value of surrounding area.
Meets half the number of pitches required.
Site has planning for caravan site already, so minimal difference and little chance of flooding.
The site has no immediate neighbours and set off the road.
The site is already part prepared, seems to have infrastructure in place already, it is discreet, well screened and easily to be screened off more as road is into Historic Warwick. It should have minimal impact on any surrounding houses.
Has good road access. Safer access to site and there is road junction already in place.
Easy access to Warwick by public transport or on foot if safe footpath made. Access to doctors, schools and facilities easier.
Objection to GT06 Land at Park Farm, Spinney Farm (WDC Alternative Site)
I object to the site for the following reasons:-
A Gipsy/Traveller site here would have an adverse visual impact on the entrance to Historic Warwick
Owner is unwilling to sell so an expensive compulsory purchase necessary. If purchased the farmer would have restricted access to remaining land and may affect the viability of the farm.
Entrance and exit onto busy road. The proximity to the A425 and A452 must be a source of noise and pollution to the site.
Where would children attend school? Where would residents go to the doctors?Warwick or Leamington as Bishops Tachbrook facilities may not stretch to cope with more especially if more houses built in the village?
No bus stops/bus route.
This proposal is close to GT01 and GT15, too close? Could the sites be more spread around Warwickshire?

Objection to GT15 Land to east of Europa Way (WDC Preferred Site)
I object to this site for the following reasons:-
Road access onto Europa Way, this is busy and also a fast road and liable to flooding. Road noise and pollution could be an issue.
No pavements on Europa Way, no access to public transport, nearest facilities not accessable.
Not screened as probably some trees will have to be felled on the site and may cause more flooding.
Land is not level and liable to flooding and may be water contamination issues.
Nearest facilities to site - can they absorb extra people, Bishops Tachbrook's school and doctors may not be able to cope.
Heavily wooded - possible impact on wildlife.


My preferred option GTalt01 Brookside Willows, Banbury Road (WDC preferred Site)
I prefer this site because:-
It is much more suitable than the other nearby preferred and alternative sites and should not impact on the value of surrounding area.
Meets half the number of pitches required.
Site has planning for caravan site already, so minimal difference and little chance of flooding.
The site has no immediate neighbours and set off the road.
The site is already part prepared, seems to have infrastructure in place already, it is discreet, well screened and easily to be screened off more as road is into Historic Warwick. It should have minimal impact on any surrounding houses.
Has good road access. Safer access to site and there is road junction already in place.
Easy access to Warwick by public transport or on foot if safe footpath made. Access to doctors, schools and facilities easier.


Objection to GT05 Land at Tachbrook Hill Farm, Banbury Road (WDC Alternative Site)
I object to any Gipsy/Traveller sites being erected on this site for the following reasons:-
The land would have to be compulsory purchased. It seems the farmer doesn't want to sell so could take some time to get land. The farmer would lose a source of income when the land will then be available for business use which is unfair.
The proximity to the village is incompatible with Gipsy/Traveler wish to live apart from settled community.
The size of the site is out of proportion to the village size.
The village school is single form entry. Would there be room for extra children and the help/facilities required for children with possibly special needs especially if more houses are built in the village or surrounds?
The village Doctors Surgery is only part time - can be hard to get appointment now.
The visual effect on the entrance to the village would be damaging - a good large piece of agricultural land plus a lovely field to be become an unpleasant eyesore and if used as a business site too, become a noisy addition to a quiet village.
In 1992 all Bishops Tachbrook residents were compensated for noise pollution due to the siting of M40, GT05 is closer to the M40 than the village. This then makes the site unsuitable due to noise from the M40.
Mallory Road and St Chads are busy roads through the village. School children crossing twice a day over Mallory Road would have to be considered, bring more cars through the village is not a good move. The A452 is a main arterial road route to the north and southbound M40, Leamington Spa and Warwick and to the various car companies in Gaydon. The junction of Mallory Road/Banbury Road is impossible to get out of at certain times of the day, increased village population will cause this is to be much worse. The junction is dangerous and there have been accidents and a fatality already. Much of the traffic on the Banbury Road does not adhere to the 50mph limit. The proposed access from the farmers drive is a blind spot at the top of a hill, very dangerous for pulling in and out of the site.
The land is not level, prone to flooding in the northwest corner which then floods the end of Mallory Road/Banbury Road.
There is no connection to services such as sewage and water on this land. Potential large cost to taxpayer.
There are no footpaths from the proposed site into the village and no bus stops by the site.
Potential disruption to Guide Dog centre on it's safe location and quietness and to Oakley Wood which is protected.

I wish to make the following comments and objections with regard to the 'preferred & alternative' sites proposed within the boundaries of the Parish of Bishops Tachbrook.
GTalt01.Brookside Willows,Banbury Road.
1) Ideal location as it is well screened.
2)Infrastructure already in place.
3)Good road access into Warwick & on foot,with the provision of new footpath.
4)Planning for a caravan site already in place.
5)This site provides the best acess to all Warrwick amenities,i,e, schools,shops,medical facilities etc.

GT15,Land at Europa Way.
1) Extremely dangerous location due to fast moving traffic on Europa Way,this will make entrance & exit to & from the site unsuitable.
2)Heavily wooded & sloping ground subject to rainfall run off from surrounding areas.
3) Limited pitch sites available relative to the infrastructure costs to give a suitable site with safe access.

GT05.Tachbrook Hill Farm, Mallory Road.
1) Too close to existing properties in Holt Avenue.
2)No existing adequate screening to the site,new planting will take yeaers to mature.
3)Access onto Mallory Road will be dangerous & not ideal due to the close proximity to the junction with Banbury Road.
4) Too close to the M40 & A452 with the accompanying noise pollution.
5)Will create an unacceptable vsual impact to the Western approach to the village & also when viewed from the Banbury Road.
6)This site is good agricultural land and every effort should be made to keep it so.
7) The village facilities of the part time surgery & the single form entry primary school will be stretched to cater for even more
expansion in addition to the proposed new housing requirements.

GT06. Land at Park Farm/Spinney Farm.
1)Would harm the rural buffer zone & spoil the visual amenity on the South approacn into Warwick.
2) Considerable screening will be required to lessen any impact,& this will be costly & take years to mature.
3)The close proximity to the M40 &A452 is detrimental due to noise pollution & access issues.
4)Loss of good agricultural land which provides a buffer to the Castle Park & Warwick.

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Whilst I appreciate the need to supply sites for travellers to use whilst travelling around the countryside,why do Local Councils feel the need to compulsory purchase land that has belonged to generations of families to sell to the traveller community surely the Landowners have as much right to keep their land just as travellers claim the right to have places to reside whilst travelling?
I strongly object to the proposal of destroying agricultural, nature rich land in and around Bishops Tachbrook for the purpose of creating hard standing traveller sites which if not controlled could become "eyesores". Residents close to these proposed sites have paid a premium to live in a village and for the view ,will they be recompensed? As they have rights too.
If the Traveller Community have requested a site at Europa way surely it makes common sense to grant their wish as they continue to break down barricades put in place to stop them in an attempt to gather together. These sites are set up for electric,water sewage etc and anybody who knows the traveller community they will look after their own "patch" if it's where they WANT to be ! These large family Communities will only reside where they WANT to be and will not be governed by Councils, so maybe instead of the Councillors choosing the land listen to the travellers !

Site GT05. This site is unsuitable as it is adjacent to a dangerous junction and parts of the field are regularly flooded, particularly near the dangerous junction with the A452. Development will lead to further run off causing even more dangerous traffic conditions. Will have a disastrous effect on the rural landscape when entering the village of Bishops Tachbrook. This field is best left for the grazing of sheep.

Site GTalt01. This seems to be a preferred site as it has already had much investment from the council. Not using this site would be a waste of council tax. Easy access into Warwick for schools and services by foot and reasonably screened from the road. No destruction of quality agricultural land at this site.

Site GT06. This site would see the destruction of high quality farmland. The site is not sustainable as it is too far from populations and services.

Site GT15. Europa way is regularly grid locked. Several accidents have occurred on this stretch of road. Access to a community along Europa way will lead to more congestion and a higher risk of accidents

Please see below my comments in reference to the following sites:

GT04: Land at Harbury Lane/Fosse Way - Object

- There are no footpaths connecting to this site, therefore pedestrian access will be dangerous as peak travel times.

- Increased level of healthcare required by the Gypsy and Traveller community will put pressure on the local GP Surgery, which currently only runs on a part time basis.

- There has not been an appropriate solution found in reference to the Sewerage Disposal. A mains connected sewer is preferable, but it is stated in the consultation document that this is "unlikely".

- Cost to move the football club would have to be subsidised by the District Council, this will be a costly exercise with no gain.

GT05: Land at Tachbrook Hill Farm - Object

- Bishops Tachbrook School is already over subscribed, however the consultation document states that 'Children living on this site would secure places over children at a greater distance.' This disadvantages other permanent residents in the village.

- The site is in close proximity to Bishops Tachbrook School and will therefore have implications for the application of "Sara's Law".

- Extra pressure will be put on the local facilities, small local shop.

- Additional traffic would end up using the already congested roads into Warwick and South Leamington

- Increased level of healthcare required by the Gypsy and Traveller community will put pressure on the local GP Surgery, which currently only runs on a part time basis.

- Site is located close to the M40, this makes it unsuitable for residential development due to noise pollution and access issues, at an already busy junction.

- "Compulsory purchase powers" required on this site would further increase the costs to the planning process. In addition the economic viability of Tachbrook Hill Farm may be compromised.

- There has not been an appropriate solution found in reference to the Sewerage Disposal. A mains connected sewer is preferable, but it is stated in the consultation document that this is "unlikely".


GT06: Land at Park Farm/Spinney Farm - Object

- There is the potential for viable agricultural fields to be dissected, through use of only the "central section" of the site.

- The consultation document points out that whilst the site is within Flood Zone 1, 'There is however an ordinary watercourse running through the centre of the site and along the eastern boundary for which no modelling has been undertaken. This could affect the capacity of the site for development and therefore further assessment needs to be undertaken prior to allocation.' The potential contamination of this watercourse from the gypsy and traveller site should be taken into consideration given the possibility of contamination of the River Avon.

- The consultation document highlights possible contamination issues relating to a former landfill site, this will reduce the developable area, making the site less viable.

- Again the site's proximity to major roads A452 and A425, with accompanying road noise pollution and access issues make this site unsuitable for residential purposes. The consultation document states, 'There may also be noise issues connected with proximity to Warwick By-Pass depending on where exactly the site is located'

- "Compulsory purchase powers" required on this site would further increase the costs to the planning process. In addition the economic viability of Park Farm/Spinney Farm may be compromised.

- Increased level of healthcare required by the Gypsy and Traveller community will put pressure on the local GP Surgery, which currently only runs on a part time basis.

- There has not been an appropriate solution found in reference to the Sewerage Disposal. A mains connected sewer is preferable, but it is stated in the consultation document that this is "unlikely".

GT15: Land east of Europa Way - Object


- Bishops Tachbrook School is already over subscribed, however the consultation document states that 'Children living on this site would secure places over children at a greater distance.' This disadvantages other permanent residents in the village.

- There are no footpaths connecting to this site, therefore pedestrian access will be dangerous as peak travel times, with the potential for increased accidents.

- Increased level of healthcare required by the Gypsy and Traveller community will put pressure on the local GP Surgery, which currently only runs on a part time basis.

- There has not been an appropriate solution found in reference to the Sewerage Disposal. A mains connected sewer is preferable, but it is stated in the consultation document that this is "unlikely".

- Site is located close to a busy road, this makes it unsuitable for residential development due to noise pollution and there are access issues, at an already busy junction/main road into Leamington and Warwick.

GTalt01: Brookside Willows, Banbury Road - Comments

- This site does have footpath access to the town centre of Warwick and its facilities.

- The Tachbrook runs along this site and therefore there may be potential contamination of the Brook and River Avon.

- The consultation document highlights possible contamination issues relating to a former landfill site, this will reduce the developable area, making the site less viable and unsuitable for residential use.

- The site is well screened from the road and more of the infrastructure is already in place.

- This site already has planning for a Caravan Site

I wish to register my opposition to the Gypsy and Traveller site, preferred option GT04. My reasons are contained in the attached documents.

I believe that the alternatives set out below are much more suitable

GT15 - quick and convenient as WCC already own the land
Good access to schools, gp surgery and public transport

GT19 - can be delivered in 5 years, good access to schools, gp and public
transport

GT alt01 - Already has planning permission for caravans, access to new schools

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Having reviewed the list of Preferred Options for permanent gypsy sites I would like to make the following comments.

The most appropriate site is clearly GTalt01 Brookside Willows on the Banbury Road. This already meets the majority of the conditions for a suitable site; partially developed with existing planning permission for caravans, well screened which benefits both the community and the travellers, safe access on to the main road which is important for movement of towed caravans, and close to the local amenities.

The site east of Birmingham Road at Budbrooke (GT19) should also be considered as it offers suitable conditions for a limited number of pitches, is partially developed for use of caravans, and therefore has access points and existing services.

Land at Harbury Lane/Fosse Way (GT04), Leamington Football Club should be discounted as it is a successful and well supported club that has been developed with considerable effort by the local community. Moving it could have serious consequences for its' continued existence.

Land north of Westham Lane, Barford (GT12) is too close to existing housing and should be discounted on the basis of not promoting peaceful and integrated co-existence between the site and local community.

Land east of Europa Way (GT15) is close to a busy road, therefore access would be dangerous and the noise due to traffic would be excessive.

I therefore recommend that you provide traveller sites at GTalt01 and GT19 as part of your Local Plan.

I would like to take this opportunity to register mine and my family's complaint at the proposed gypsy and traveller sites in the parish of Bishops Tachbrook.
As a resident of Bishops Tachbrook I feel duty bound to complain about the disgusting treatment that Warwick dc has shown to us on this matter . It amounts to the death of a village and the raping of a whole community.
I am complaining on the grounds of the fact that the villagers and the traveller community will not be able to integrate and as such the breakdown of the current harmonious community will be lost.
I will be using whatever media relationships I have to expose the councils plans as well as starting a campaign through social media where anybody who is experiencing the same treatment will be able to register their protest

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Sites for Gypsies & Travellers
Preferred options for consultation
The District Council's preferred option is set out in PO1 Meeting the requirement for Permanent pitches. The intention is to provide 31 pitches on permanent sites.
The preferred option selects
GT04 Harbury Lane/Fosse Way up to 10 pitches
GT12 Westham Lane, Barford up to 8 pitches
GT15 East of Europa Way up to 5 pitches
GT19 Birmingham Road, Budbrooke up to 5 pitches
GTalt01 Brookside Willows Banbury Road up to 10 pitches
Total 38 pitches
Conclusion of my response

To provide 31 pitches I consider the best arrangement to be

1. GT04 Harbury Lane land north of the Football club (see section 4) 6 pitches
2. GT12 Land south of Westham Lane, Barford (see section 4) 0 pitches
GT12 land north of Westham Lane within new housing, as single pitches 3 pitches
3. GT19 Birmingham Road, Budbrooke (see section 4) 3 pitches
4. GTalt01 Brookside Willows, Banbury Road (see section 4) 6 pitches
5. GT08 Land north of Depot near Cubbington Heath Farm (see section 5) 7 pitches
6. Riverside House affordable homes, in single pitches (see section 2) 3 pitches
7. Soans Sydenham affordable homes , in single pitches (see section 2) 3 pitches

TOTAL 31 pitches
1. Criteria for selection of sites.
The selection of sites for permanent pitches should be in line with the DCLG Designing Gypsy and Traveller Sites , Good Practice Guide dated May 2008 and which is still current.
Chapter 3 examines Location of sites and recommends, in paras 3.1 & 3.2

3.1 Selecting the right location for a site is a key element in supporting good community relations and maximising its success. As with any other form of housing, poorly located sites, with no easy access to major roads or public transport services, will have a detrimental effect on the ability of residents to:
* Seek or retain employment
* Attend school, further education or training
* Obtain access to health services and shopping facilities.
3.2 Easy access to local services, and to social contact with other residents in the community, should help deal with the myths and stereotypes which can cause community tension and instead encourage a greater sense of community with shared interests.

The Guide also lists as important
* a safe environment for the residents
* Promotion of integrated co-existence between the site and local community
* Easy access to General Practitioner and other health services
* Near to a bus route, shops and schools
* Ground conditions and levels of land
* Not in areas of flood risk.
.
The Guide also strongly states
3. 7 Where possible, sites should be developed near to housing for the settled community as part of mainstream residential developments. As one way of helping to address shortages of site provision local authorities and registered social landlords can consider the feasibility and scope for providing a site for Gypsies and Travellers within their negotiations to provide affordable housing as part of significant new build developments. Even where smaller scale developments are planned they could consider including a small scale site of three to four pitches which are known to work well for single extended families.

Evidence provided to Select Committee on the importance of site location:
"What is working [in Ireland] are small sites. And they are not placed under flyovers or pylons, or beside sewers, canals or tips; they are placed on proper positioned land, bang within the middle of a settled community, and they are working."204]

None of the preferred option sites meet the criteria of 3.7. This is understandable since it is clear that the majority of the public do not want the travelling community anywhere and the District Council does not really want to provide them. This is due to the reputation that the travellers have for abusing other people's property, leaving dirt and damage behind and assumed increased minor crime. Sometimes those fears are real.

As a result, the travelling community as a whole prefer to live as a separate community, in large groups away from urban locations, so sustaining the mistrust between them and the settled community. As well as this, the larger the group, the bigger the perceived threat. It would seem advisable therefore, to dilute any possible effect to the minimum by keeping the number of pitches on a site as low as possible with a range of sites with a different number of pitches to provide sufficient flexibility to meet the needs of the tenants.
2. Small groups of single sites
However, paragraph 3.7 does indicate that some benefit could be gained if, in new affordable housing schemes, a housing association included a small number of single plot sites.

So it is suggested that you consider, on the 2 affordable housing sites recently included in the publication draft of the local plan, Orbit/Deeley at Sydenham and Riverside House redevelopment sites, that, within each of those developments, 3 separate single plots are slipped in between the normal affordable housing. Each plot would have a normal access to the street, a small bungalow amenity building and space for caravans and vehicle parking designed to fit in with the normal housing. They could look to be a natural part of the housing development, similar to a normal house where the owner parks their caravan in their garden next to a bungalow. As a permanent site, it could be offered to those who are not tied to a large group, who might choose to value getting involved in a wider community and could get close to, but not next door to other members of their family group in much the same way that the settled community does. For the children of those families it would give them a wider educational opportunity to reach their potential, rather than being obliged to be constrained to traditional traveller's ways. For the potential wage earner it would give a wider choice of employment opportunities. For the settled community neighbours, the chances of problems are reduced by the dissipation of the number of sites.

The Guidance gives an example in Annex 3b, Small Scale site in urban locations, with a plot about 10m by 20m (200m2) as compared with the 500m2 per pitch suggested for a set of pitches with internal roads. Services and drainage would cost less, being part of a larger development, so this arrangement is probably the least expensive cost per pitch to provide.
3. The operational management method for Gypsies & Travellers Permanent sites.
The District Council's proposed operating model is ownership and operation by an individual traveller landlord. This is unlikely to be a trouble free arrangement and cannot be relied on to permanently meet the established need, nor maintain a well-run site. Since providing a pitch is viewed as providing a supported housing facility, it should be operated by an independent body that can offer pitches fairly to gypsy traveller applicants, with fair rents and resources to maintain the facility and set the way that non-compliance with fair rules can terminate the tenure. This could be either the District Council or a housing association that specialises in this area of work. The District Council shows no appetite to run such sites, so interest should be invited from interested housing associations to purchase the site, finance, build, maintain and manage it. This model could also include implementation of ways of encouraging a greater sense of community with shared interests of the settled and travelling residents.
4. Considering the 5 preferred options.
GT04 Harbury Lane/Fosse Way
The preferred option document describes this site as currently the home ground of the Leamington Football club. The plan , which is not to the scale of 1:10,000 stated in page 37 shows a brown line around the site in which the Football Club and car park is in the south corner. The whole site is 350m by 430m with a small area in the east corner excluded. The total area is 150,300m2 or thereabouts. 10 pitches are suggested which using the 500m2 per pitch would require only 5,000m2.
Major Gas Pipelines run under the site and construction over the pipeline zones will not be permitted by the Health & Safety Executive. There is a small triangular area north of the football club that appears to be outside the zones between the two pipelines, so any location in this area needs to be carefully worked out with National Grid. However, excavations for drainage that would need to pass over the exclusion zones is unlikely to be permissible. Surface water drainage to this area is by ditches above ground and in persistent wet weather water flows off the fields to the south of Harbury Lane towards the car park and pitch of the Football Club. This part of the site is not therefore suitable for a permanent G & T site.
The site is remote to schools, health services, hospitals, shops & community facilities. It is said that some travellers do not find this a problem.
If kept to a maximum of 6 pitches, a 3,000m2 plot, avoiding the Gas pipeline zones, could be located north of the existing football Club with an access road to the site immediately to the west of the club car park. The site itself could be screened from view along Harbury Lane with suitable tree & shrub planting all around it. This location is less likely to be affected by flooding than the football club area.
I would therefore support the use of this site north of the existing Football Club premises with a separate access to Harbury Lane, surrounded by shelter belt tree planting for a maximum of 6 pitches under the direction of a specialist housing association. This would not require relocation of the football club to another location, safeguarding that site for housing required to meet the Local Plan targets. If the football club wanted to move for other reasons then it could be relocated to a suitable site in the green belt as a compatible use of greenbelt.
GT12 Westham Lane, Barford
This site is South of Westham Lane, not north as described in the preferred options document, close to the River Avon on the west, with the Barford by-pass on the east. The plan, which is not to the scale of 1:10,000 stated in page 39 shows a brown line around the site to the edge of the river and has an approximate area of 7,500m2 excluding the shrub belt on the bank of the river.
8 pitches on this site are too many and would be so close to the by-pass to be impossible to hide with planting. This is not good for the area or for the tenants.
The risk of pollution to the river from activities of the tenants as well as a non-mains drainage solution from this development that would be needed, is too high.
The by-pass is a fast road and access on & off the site would have serious safety concerns.
This concept would quickly deteriorate into a problem. The maximum number of pitches that this site could sustain is 3, to release space for setting the site back sufficiently to get adequate screening and small enough to stop it getting out of hand.
Alternatively, in the village housing options document, 3 housing sites have been identified between the bypass and the Wellesbourne Road. Site 2 is for 60 dwellings and site 3 is for 15 dwellings. 40% of these will presumably be affordable homes and it may therefore be an idea to put these 3 sites as single sites, within probably the larger housing site, in a similar manner to that set out in section 2 above.
GT15 East of Europa Way
This is not suitable for a permanent Gypsy & Traveller site because
* It was built as a permanent woodland as part of the Europa Way construction and forms a valuable screen to the east side of the road and is a positive contribution to the Tachbrook Valley landscape as this photo shows which was taken from the bottom right hand corner of the plan on page 41 towards Europa Way. The proposed site is to the right of the single oak tree (left hand side mid distance) at the point where the trees on the horizon are higher than the tree belt to the left. The Tach Brook is at the bottom of the slope on the right, where the trees along the side of the brook show how the brook relates to the wood and fields.
* The site within the brown lines on plan on page 41 stretches from Europa way down to the Tachbrook. The level at Europa Way is about 65m AOD and the level at the top of the bank to the brook is below 55m. This 10m fall occurs over a distance of between 40 and 150m, so the land has considerable falls across it that would make the site difficult for manoeuvring large vehicles and trailers. Note that the plan on page 41 is not to 1:10,000 but at about 1:2,500.

* The access onto Europa Way, which is a fast road when it is not congested, has serious safety concerns for a site containing large vehicles and trailers as well as young children. Roadside vegetation, trees and shrubs, would need to be removed to get adequate visibility splays.
* To construct the permanent site, large numbers of the trees would have to be cleared. This is one piece of young woodland that is playing a valuable part in carbon dioxide absorption, taking out 4 tonnes of CO2 per annum for every 100m2, which for the area of woodland affected means about a total of 450 tonnes per annum. Loss of such woodland would be contrary to the NPPF definition of sustainable development.
* Although the woodland is young it is dense and gives valuable habitat to wildlife. Human intervention from a permanent site would remove those habitats and the deer, badgers and other mammals would not survive in this location.
* The site would need non-mains foul drains so there is a risk of pollution of the waters in the brook that flows swiftly through to New Waters and then into the Avon, both from drainage spillage and debris from the tenants.
* Considering how this site could be laid out for 5 pitches, because it is a relatively narrow piece of woodland, after accounting for the new road access required and the falls across the site, it is probable that 5 pitches could not be satisfactorily sited and would have to be linear, parallel with the road. On a cost per pitch costing it is probably one of the most expensive locations in its capital cost of provision.
* Due to the heavy traffic on Europa Way and the proximity of living spaces to that road it is unlikely that it meets the noise standards required for a permanent site.
* As a site this is remote to any other community and is not as recommended by the DCLG guidelines. All facilities (shops, schools, health etc.) are pretty much only accessible by car.
This site should not have been included as a viable option and should be removed from the list.
GT19 Birmingham Road, Budbrooke
This site is on the A41 to Solihull between this road and the canal. The plan, which is not to the scale of 1:10000 stated in page 43 shows a brown line around the site, demonstrating its restricted nature. It would appear to be about 40m by 40m or 1600m2 so if a plot size is 500m2, then it will only take 3 pitches at most.
The site is an untidy corner but it is close to an urban community. Access could be obtained off the lane that goes south to Ugly Bridge and if the site is fenced and planted it could be reasonably self-contained and screened from the Birmingham Road. However, it would be more liable to succeed if it was limited to 3 pitches.
GTalt01 Brookside Willows, Banbury Road
This site, if it is to be used, needs very careful consideration. It is on the Banbury Road and Castle Park, a Grade 1 historic park, is on the opposite side of the road. It is part of a major visually powerful route into Warwick and forms a major route from the M40 and traffic approaching from the south to visit the area and Castle. It is a major tourist as well historic heritage.
It was granted permission as a holiday caravan site so if used for Gypsy & Travellers, unless this element is successfully run and does not deter visitors, then it will never become that. The District Council needs to decide which group of visitors they wish to attract.
It may be possible to do both. If the number of pitches is constrained to about 6 and a part of the site to the east is selected for the purpose with its own independent access from the Banbury Road and the site is run to a high standard, then it could still be viable as a tourist caravan park.
Providing that the size of the permanent site is limited to 6 pitches taking 100m by 40m of the south east corner of the site with fencing and strong shrub planting around it, it would be more or less be invisible to visitors and if run successfully would not prevent the rest of the site being used for normal caravan purposes. It would also be essential to protect the Tach Brook and its embankments from pollutants, human usage and detritus so that can be a successful wildlife corridor that feeds clean water into New Waters and the River Avon.
5. Alternative Sites

GT02 Land abutting the Fosse Way close to the A425
This area of land is a prominent and valuable piece of landscape on the Fosse Way and a caravan site for anyone, travellers or tourist caravans, would be a extremely negative in this location. So this site should not be used.
However on the east side of the Fosse way, there is The Fosse Exhibition complex and North Fosse Farm. It would be possible to provide a small permanent site in this location using existing services and access and to screen the site with substantial planting.
But it is not suggested that this should considered in this consultation.
GT05 Land at Tachbrook Hill Farm
This land should not be considered for a permanent site because
* It is on the Banbury Road and this is a major route from the M40 to Warwick and Warwick Castle and as such it is part of a major tourist attraction, enhancing the economy of the district. A G & T site here would be clearly seen by visitors coming into the area and be negative to the visitor experience.
* The barn north of the farm buildings at Tachbrook Hill Farm is Listed Grade II. The site suggested is land immediately to the north of the barn and so is part of the context of the listed building. Any development on this site would not be appropriate and is contra to the NPPF.
* The Banbury Road is a fast road. It connects to junction 13 of the M40 only 500m away from Tachbrook Hill Farm and drivers are normally accelerating up to motorway speeds in anticipation of the motorway or when coming off the motorway have not readjusted to non-motorway speeds. Any new junction for slow moving traffic would be a major safety hazard.
* The Banbury Road and its junction with Mallory Road are known accident black spots including a history of fatalities. The frontage to Banbury Road is lined with Oak trees and any sight lines required for a new access would require removal of a considerable number of them. This is not acceptable and it would make the site even more open to the visitor transport route.
* The WCC Landscape Sensitivity, Ecology & Geological Report for the New Local Plan assessed the landscape sensitivity as High. This indicates that development for any purpose should not be permitted.
* It is within 400m of the M40 on which vehicles can be seen travelling along the motorway, demonstrating a straight noise line to the site. It is too close to the motorway and the traffic noise on this site, particularly at night, or the wrong cloud base level, is high.
GT06 Land at Park Farm
This land should not be considered for a permanent site because
* It is on the Banbury Road and this is a major route from the M40 to Warwick and Warwick Castle and as such it is part of a major tourist attraction, enhancing the economy of the district. The land shown on the plan on page 53 is clearly visible to traffic using Banbury Road so substantial visual screening would be required.
* It is close to Castle Park which is a grade 1 Listed Park and is part of the parkland layout for Warwick Castle. Visually, the Castle Park, The Asps farm and Park Farm are all part of the rural context for the Castle and the entrance to Warwick from the south.
* Using part of Park Farm may affect the viability of the whole farm and that would be an unacceptable outcome of taking part of it as a G & T permanent site.
* It is remote from any community and does not have easy access to local services and to social contact with other residents in the community. It is also remote to schools, health and GP services.

GT08 Depot west side of Cubbington Heath Farm.
This site is on the northwest side of the A445, Leicester Lane, from Cubbington to Stoneleigh. The plan, which is not to the scale of 1:10,000 stated in page 55, shows a brown line around the site which is currently a road salt store used by the County council on lease from the current owners. It is presumed that this use would need to remain in the future.

The whole site is rectangular about 200m by 100m and has a good access to the south of the site from the road. The salt store occupies the southern 2/3rds of the site.

The northern end is grassed and is hedged to the road, the northern and western boundaries. It is not used in the salt operations as can be seen in the aerial photo. This part of the site is about 60 by 100 or about 6000m2 so at 500m2 per pitch could accommodate 12 pitches. However, to ensure retention of a substantial part of the green area, only 7 pitches should be provided on this site that would only require 3,500m2 of the available area. In the remaining area additional tree planting should be set out to compensate for any loss of green space that might occur.

Access to the site could be via the existing depot access or could have its own direct access to Leicester Lane but this would require removal of the hedgerow to the road to get adequate site lines. Since the salt store is only used in cold weather it is possible that this limited usage could be managed with the access to the G & T site from the existing access.


The site is close to the farm complex but is over 600m from the crossroads at the north of Cubbington. So it is a convenient distance to the urban area for local services, schools health and for social contact with other residents in the community as advised in the DCLG guidance. It is not visible from the road so would provide privacy to the tenants and although it is in the Green Belt would only have negligible impact on the area, not reducing the distances between the urban areas so separated.

see attached