GT05 Land at Tachbrook Hill Farm (green)
Object
Preferred Options for Sites
Representation ID: 65274
Received: 01/05/2014
Respondent: Jenny Bevan
Site is very close to Bishop's Tachbrook School.
Bishop's Tachbrook School is already oversubscribed with children living in the village. Giving transient gypsy and traveller children priority would disadvantage permanent residents of the village.
Currently planning application for settled housing on this site could be jeopardised. By allocating this land for travellers, few settled people could be housed.
A site able to be connected to the mains sewer should be preferred.
GP surgery in the village is only open part time. Health needs of gypsy and traveller community could potentially overwhelm the existing service.
The village has a single shop currently operating.
site would lead to additional traffic into Warwick and Leamington on already busy roads.
This site is adjacent to a bad junction where there have already been a number of accidents.
Noise pollution and access issues which makes it unsuitable for residential development.
Compulsory purchase powers would add additional cost. The economic viability of the farm could be compromised.
I object to the following proposed gypsy and traveller sites for the reasons set out below:
GT04: Land at Harbury Lane/Fosse Way
* 'The site is currently the home ground of Leamington Football Club.' Whilst the Football Club may be amenable to the sale of the land for a Gypsy and Traveller site the local people who support the team would have to travel a lot further to the ground, thus increasing traffic levels. It would also be a costly move for the Club which the District Council would have to subsidise.
* The consultation document states, 'It is unlikely that the site could connect to a public foul mains sewer, but could drain away from the south or be served by a non-mains solution.' Given the issues Warwick District has experienced in the past with disposal of human waste by gypsies and travellers a non-mains solution is not appropriate for this community and a site able to be connected to the mains sewer should be preferred.
* The consultation document refers to the GP surgery in the village but this is only open part time. The higher level health needs of the gypsy and traveller community could potentially overwhelm the existing service.
* It is in a very rural location, not connected to any footpaths and thus dangerous for access except by car.
GT05: Land at Tachbrook Hill Farm
* The site is in very close proximity to Bishop's Tachbrook School. As such it presents potential problems with school premises security as the transient nature of those living on the site may mean it isn't known who is living there at any given time. This has implications for the application of 'Sara's Law'.
* Bishop's Tachbrook School is already oversubscribed with children living in the village. The consultation document states that, 'Children living on this site would secure places over children at a greater distance.' This would disadvantage other permanent residents of the village as the transient nature of the gypsy and traveller lifestyle is such that the children may only be living on the site for a small proportion of the school year yet the school could be required to keep that place open for the whole year.
* There is currently a planning application for settled housing on this site which could be jeopardised by this site application. The Local Plan requires housing for both settled and travelling populations and by allocating this land for travellers, few settled people could be housed.
* The consultation document states, 'It is unlikely that the site could connect to public foul mains sewer and would need a non-mains solution.' Given the issues Warwick District has experienced in the past with disposal of human waste by gypsies and travellers a non-mains solution is not appropriate for this community and a site able to be connected to the mains sewer should be preferred.
* The consultation document refers to the GP surgery in the village but this is only open part time. The higher level health needs of the gypsy and traveller community could potentially overwhelm the existing service.
* The village has limited local facilities in general with just a single shop currently operating. This site would lead to additional traffic into Warwick and Leamington on already busy roads.
* The site is located close to the M40 and A452 with accompanying noise pollution and access issues which makes it unsuitable for residential development. This site is adjacent to a bad junction where there have already been a number of accidents.
* 'Compulsory purchase powers would have to be used to bring the site forward.' This would add additional cost to the planning process and also damage the feasibility of the agricultural employment currently being provided by Tachbrook Hill Farm. The economic viability of the farm could be compromised.
GT06: Land at Park Farm/Spinney Farm
* 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'
* The consultation document highlights that, 'Use of just a central section of the site for this use may cause problems for a viable agricultural unit as it dissects fields'.
* 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 location of the site, on a major route into historic Warwick, could have an adverse impact on the rural landscape and approach to Warwick Castle tourist attraction.
* The consultation document highlights possible contamination issues 'There are unknown contamination issues relating to a former landfill site on western third of site which reduces the developable area.' This makes the size of the site less viable than other sites.
* The consultation document states, 'It is unlikely that the site could connect to public foul mains sewer and would need a non-mains solution.' Given the issues Warwick District has experienced in the past with disposal of human waste by gypsies and travellers a non-mains solution is not appropriate for this community and a site able to be connected to the mains sewer should be preferred.
* The consultation document refers to the GP surgery in the village but this is only open part time. The higher level health needs of the gypsy and traveller community could potentially overwhelm the existing service.
* 'Compulsory purchase powers would have to be used to bring the site forward.' This would add additional cost to the planning process and also damage the feasibility of the agricultural employment currently being provided by Park Farm/Spinney Farm. The economic viability of the farms could be compromised.
GT15: Land east of Europa Way
* The site's proximity to the A452, with accompanying road noise pollution and access issues make this site unsuitable for residential purposes.
* The A452 is a main route into Leamington for commuter traffic and access onto this road would be dangerous, with high potential for accidents.
* There are no footpaths connecting this site which would either force pedestrians to make dangerous journeys by foot or increase traffic congestion along an already congested route.
* Bishop's Tachbrook School is already oversubscribed with children living in the village and adding this site to the catchment area would disadvantage other permanent residents of the village as the transient nature of the gypsy and traveller lifestyle is such that the children may only be living on the site for a small proportion of the school year yet the school could be required to keep that place open for the whole year.
* The consultation document states, 'It is unlikely that the site could connect to public foul mains sewer and would need a non-mains solution.' Given the issues Warwick District has experienced in the past with disposal of human waste by gypsies and travellers a non-mains solution is not appropriate for this community and a site able to be connected to the mains sewer should be preferred.
* The consultation document refers to the GP surgery in the village but this is only open part time. The higher level health needs of the gypsy and traveller community could potentially overwhelm the existing service.
* As the site is in the ownership of Warwickshire County Council, this site could be in place more quickly than other sites.
GTalt01: Brookside Willows, Banbury Road
* The Tach Brook runs alongside this site and thus there is concern over the potential contamination of the Brook and the River Avon.
* As a previous landfill site there will be contaminants which may make the site unsuitable for permanent residential use (versus the holiday caravan site there is currently planning permission for).
* This site does have footpath access to the town of Warwick and the facilities and amenities therein.
* The site is well screened from the road and as much of the infrastructure is in place this site could be in place more quickly than other sites.
Object
Preferred Options for Sites
Representation ID: 65305
Received: 05/05/2014
Respondent: miss K Allinson
Bishops Tachbrook School is over subscribed. Prioritising gypsy/traveller children disadvantages other permanent residents in the village.
Is in close proximity to Bishops Tachbrook School.
Extra pressure will be put on the local facilities.
Additional traffic would use the already congested roads into Warwick and South Leamington
Healthcare required by the Gypsy and Traveller community will put pressure on the local GP Surgery, which only runs on a part time basis.
Noise pollution and access issues make it unsuitable for residential habitation.
Compulsory purchase powers will increase the costs.
Economic viability of Tachbrook Hill Farm may be compromised.
A mains connected sewer is preferable, but is "unlikely".
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
Comment
Preferred Options for Sites
Representation ID: 65446
Received: 01/05/2014
Respondent: Mr Stephen Baldwin
Landowner is unwilling to sell the site.
Site is next to a road junction which has existing shortcomings.
Resources in the adjoining villages are low and they already have to absorb additional housing development.
Using a number of other sites could avoid the need to use this site.
see attached
Object
Preferred Options for Sites
Representation ID: 65453
Received: 05/05/2014
Respondent: Mr Lyn Day-Jones
Landowner does not wish to sell.
Would reduce school places for children living in Bishop's Tachbrook.
Cannot easily be connected to main public sewer.
see attached
Comment
Preferred Options for Sites
Representation ID: 65593
Received: 12/05/2014
Respondent: Environment Agency
Any application would require a Preliminary Risk Assessment to assess the possible impact of contamination on water receptors.
Site is unlikely to connect to the foul mains sewer. The nearest water body for discharge is therefore the Tach Brook but it is failing in its objectives due to high phosphate levels. The site is therefore not desirable due to its impact on the water environment.
A suitable means of dealing with foul effluent will be required.
see attached
Object
Preferred Options for Sites
Representation ID: 65609
Received: 02/06/2014
Respondent: Bishop's Tachbrook Parish Council
This representation by Link Support Services (UK) Ltd on behalf of Bishop's Tachbrook Parish Council relates to Alternative Site GT05.
This 'alternative site' is not currently the subject of formal consultation and by definition is (a) considered to meet a fewer number of WDC's assessment criteria at this point in time and is (b) not suitable for public consultation at this point owing to the absence of information which is still awaited - and which needs to be assessed.
However it is likely that:
* the site may be considered further if other sites prove to be unacceptable or unviable and pitch provision cannot be achieved from the remaining 'preferred' list sites
* The continued unresolved status of this site will cause concern and blight to both the land/landowner and local community.
* Link Support Services Ltd therefore been instructed by BTPC to consider this site as a potential traveller site based on available information (including two independent technical reports relating to ecology and Highways) and
(a) gauge local community feeling through the BTPC engagement events
(b) understand the owners perspective on the possible use of the site for these purposes (as this affects availability and deliverability) and
(c) advise BTPC of an appropriate response to WDC in advance of their further potential consideration of the site
A detailed assessment of this 'alternative' site is contained within this report but in summary conclude:
* Site Availability
This site is not available - unless by compulsory purchase (CP) and the acquisition of the site by these or other means is strongly opposed by the owners. CP is an extremely lengthy and costly process without a guaranteed outcome. There is therefore a very uncertain prospect of the site being deliverable. The owners of the land and their agent have verbally communicated their strong opposition to us regarding these potential proposals and are making separate representations to WDC.
* Highways and Access
[The representation refers to a Transport Assessment submitted in support of the representation]
With regards to the creation of vehicular access to the site, an independent Transport report commissioned by BTPC offers the following conclusions:
* The layout of the A452 adjacent to the site and the existing accident record of junctions along the A452 in the vicinity of the site, indicate that a safe access to a travellers site at Hill Farm cannot be achieved and any new junction would worsen an already poor safety record along this section of highway.
* The site is also poorly located in terms of access by non-car modes with pedestrian safe access to the site difficult to achieve.
This site is not suitable for the provision of a travellers' site in terms of highway safety and accessibility and Warwick District Council may wish to remove it from their list of potentially viable alternative traveller sites based on these factors.
* Sustainability
The Transport Report also examined this prospective site in terms of access to local services through sustainable means of transport (and other services further afield) and concludes:
'Overall, the site is not in a sustainable location in terms of access to local amenities and also the use of non-car modes and the majority of trips associated with the Travellers site will be via private car to locations outside of the immediate area'. (Refers to Appendix C 5.4.4)
Although the report notes the presence of a Public Right of Way at Hill Farm to the village it concludes:
'There is a Public Right of Way (W106), which traverses the site between Bishop's Tachbrook and Banbury Road. This route is currently unpaved and unlit, would be potentially impassable during periods of harsh weather and would not therefore provide suitable access and egress as an all year round route to and from the village. This route will also prove to be problematic or unviable for young children, mothers with push chairs and people of all ages with mobility difficulties'
* Existing and Emerging Local Plan Policies
Policy DP6 of the Warwick District Local Plan 1996 - 2011 states that development will only be permitted which provides safe and convenient access and where development can demonstrate that it does not cause harm to highway safety.
Questions whether it is possible for a development 'north west of the site' to achieve this objective without major infrastructure investment.
Policy TR1 of the published draft Local Plan identifies that
'Development proposals will be expected to demonstrate that they:
a) are not detrimental to highway safety;
b) are designed to provide suitable access and circulation for a range of transport modes including pedestrians, cyclists and public transport services; ('V1 page 113)
WDC Highways acknowledges that access via the only other road (Mallory Rd) is 'not recommended'.
The inability to construct safe access is in itself (a) justifiable reason to reject this site from further consideration and (b) a reason why this site could fail the test of 'soundness' at Examination in public by an inspector.
A recent traveller site appeal decision (where all other factors - 'for' and 'against' the site - balanced equally against each other) was dismissed on Highway safety grounds. The Inspector (and Secretary of State) concluded that 'withholding permission for the families to live on the site is necessary to overcome the identified threat to public safety and to minimise the risk of an accident and personal injury' (Appeal decision Nov 2013 APP/ Q4625/A/13/2195328 - Eaves Green Lane Meriden Solihull)
* Potential Landscape and Visual Impact
Given that this site represents part of a rural buffer zone between the Banbury Rd and the village - with clear views across the fields from Mallory Rd, any development at this prominent location (whether with business use or not) would cause an adverse impact on the visual amenity and character of the countryside. This report concludes therefore that the development of this site would be contrary to WDC's Policy DP1, since it would not positively contribute to the character or quality of its environment, and would also be contrary to Policy DP3 by failing to protect and enhance the landscape character of the area.
The base use of the land is agricultural and it is previously undeveloped land (which is a negative factor in terms of government policy).
WDC recently (Feb 2014) refused an application for housing in close by fields (PA W/13/1688). Of particular relevance are the comments on page 11 of the Committee report which states that: The visual impact of development on the site upon the wider landscape was considered independently by Warwickshire County Council in their "Landscape Sensitivity and Ecological & Geological Study", as part of the supporting evidence base for the Council's Village Options. This assessed the landscape sensitivity to housing development as High, stating that the existing settlement edge is very prominent and further development would exacerbate this and erode the rural character of the zone and setting of the Tachbrook Hill Farm Listed Building. Development on higher ground would be particularly visible and should be avoided, and tree belts/hedge lines should be improved......."
Given that the landscape sensitivity to housing is 'high' it is felt that other forms for housing will also adversely affect this this sensitivity.
* Potential Ecological Impact
[The representation refers to a Ecological Report submitted in support of the representation]
An independent ecological report (attached at appendix B) also notes the likely negative effect of creating vehicular access from the Banbury Rd on some of the most ecologically valuable parts of the site (i.e. mature oak trees or the semi-natural woodland along the western boundary which is 'indicative of the historic landscape pre-dating its use for agriculture'.
The dominant Oaks undoubtedly contribute to the visual amenity and countryside character and should be protected. The construction of a vehicle access (wide enough to provide for use by trailers etc.) close to a tree (or trees) may also be undesirable due to the known intolerance to this species, and water and nutrient competition from the adjacent woodland.
* Community Concerns
The identification of this site - even as an 'alternative site' - has caused the greatest level of community concern which is united in its opposition to the development of this prospective site (evident at our facilitated public meeting and separate drop in event). The local community has (with strong justification) concerns about Highways safety - and in some cases knowledge of incidents, accidents and fatalities along this stretch of road. The community also raised with us the point that there are no safe walking routes from the site to the village (being without a formalised footway or street-lighting) and the impact on the countryside.
[Reference is made to a letter submitted by a local resident
regarding the devastating effect on her and her family following a fatal road collision at the site junction (Mallory Rd/ Banbury Rd in 1992]
* Other Concerns
[Other concerns include]:
* Negative impact on the farm owner's business-
causing the loss of productive agricultural land.
* Negative impact on the residential amenity of the current land owners (causing unacceptable loss of outlook and possibly privacy).
* Potential archaeological value of the site (comments awaited).
* Potential impact of traffic noise on site residents.
* Whether the larger area of the site would be used - or acceptable to WDC for traveller related business purposes (storage of building materials or plant and equipment, storage of scrap metal or scrap processing etc.)
* Negative impact on the enjoyment of users of an existing Public Right of Way (W106), which traverses east-to-west through the site between the residential area and Banbury Road. This route is unpaved and unlit.
* Conclusions:
Given the significant known 'negatives', lack of information, uncertainties and community concern surrounding this site recommend that BTPC should:
(a) reject this site as a potential residential traveller site and
(b) make representations to WDC to remove this site from further consideration for the reasons identified above.
see attached
Object
Preferred Options for Sites
Representation ID: 65612
Received: 02/06/2014
Respondent: Bishop's Tachbrook Parish Council
Based on the evidence provided by WDC and from the further evidence provided by BTPC's team of experts, BTPC believes that this site has significant negative factors affecting its suitability as a gypsy and traveller site. A high level summary of these are as follows below:
*This section of the Banbury Road and its junction with Mallory Road are known accident black spots including a history of fatalities. Our experts' report shows that a gypsy and traveller site here would lead to regular movements/ manoeuvres of large articulated vehicles. This would worsen road safety and lead to an even greater incidence of accidents.
*Access from Mallory Road has been deemed unsuitable (County Council assessment) and access onto the Banbury Road cannot provide adequate sight lines.
*In addition, constructing infrastructure to provide access onto Banbury Road will require the removal of a number of mature oak trees and impact on some of the most ecologically valuable features of the land.
*The site is highly visible from a long stretch of the Banbury road in both directions and also from Mallory Road. This is supported by the WCC Landscape Sensitivity, Ecology & Geological Report for the New Local Plan. This assessed the landscape sensitivity to housing development as High.
*Development will impact negatively on this important rural buffer zone and undermine the visual amenity, quality and character of the land
*The owner is not willing to sell and BTPC is against compulsory purchase of this site for the reasons stated above.
*Adverse impact on an agricultural business and
*Adverse effect on the amenity of the owner and other residents
For these reasons and based on the site analysis and detailed evidence in our expert's report conclude that this site should not be considered further as a potential site for Gypsy and Traveller housing and request that it is removed from the District Council's list of "alternative" sites.
see attached
Object
Preferred Options for Sites
Representation ID: 65975
Received: 06/05/2014
Respondent: Mr & Mrs P Woodfield
Main entrance to Bishop's Tachbrook.
Would ruin landscape and general ambience of village
Banbury and Mallory Road junction is notorius accident black spot and scene of many traffic accidents. Addiitonal traffic would be hideous
See attached
Object
Preferred Options for Sites
Representation ID: 66135
Received: 06/05/2014
Respondent: Mr & Mrs Graham and Vera Leeke
This site should not be allocated :
it is on a pronounced slope. It floods regularly. Access will be hazardous, with in sufficient sight lines. Damage to the landscape at a sensitive location. No safe pedestrian access to the village. Noise disutrbance from the M40. Close to the GDA Breeding Centre.
Would affect local employment. No mains water connection. CPO would be required.
see attached