BASE HEADER

No

ID sylw: 108000

Derbyniwyd: 07/03/2025

Ymatebydd: CEG Land Promotion III (UK) Limited

Asiant : Nexus Planning

Draft Policy 12 identifies three potential sites: Land at Red House Farm; Wedgnock Park Farm; and JLR allocation at Gaydon. Each potential site is discussed in turn below:
Land at Red House Farm
Land at Red House Farm comprises approximately 121ha of employment land and appropriate use classes could include E(g)(iii), B2 and B8 uses. This site is reliant on the delivery of a new junction to replace the two one-way junctions at Junction 13 and Junction 14 of the M40, as well as changes to the A452 and B4100. Delivery of new or significantly altered motorway junctions is a complex and timely endeavour. Taking account of the necessary steps to delivery which includes approval of various business cases, obtaining necessary permissions, land assembly (including potential for CPO), numerous stages of design, funding and eventual construction the timeframe for delivering infrastructure of this nature is 5-7 years as a minimum. In CEG and its consultant’s experience it is much closer to 10 years. On this basis, CEG has serious reservations regarding the viability and deliverability of the Red House Farm site.
In addition, there is a large area of ancient woodland and Local Wildlife Site is located to the south, also containing a Scheduled Monument. A further Scheduled Monument is also located to the south east of the junction. To the north lies Bishops Tachbrook Conservation Area. The configuration of the motorway junction is considered to be a significant constraint affecting the suitability of this location for large scale commercial development.
In view of the above, CEG have serious concerns regarding the meaningful delivery of this site the within the period up to 2050. Therefore, the SWLP should be looking at alternative locations for employment growth.
Wedgnock Park Farm
Wedgnock Park Farm comprises approximately 141 ha and is located to the west of Warwick. The site falls entirely within the Green Belt. For this reason and when considering alternative options for employment development such as CEG’s site at Land East of Gaydon, Wedgnock Park Farm is not considered sequentially preferable. Notwithstanding, as set out within the draft policy direction, this site relies on a much broader strategy for growth west of Warwick/Leamington therefore in isolation would not be appropriate. It is also CEG’s understanding that existing capacity at is heavily constrained and would require significant infrastructure improvements to accommodate the level of growth identified.
JLR Allocation at Gaydon
CEG support the inclusion of this allocation within the SWLP however it would need to be released to the wider market. However, the inclusion of a restriction on B8 unit size should be removed. There is no evidence or justification that larger B8 units are not needed to support the automotive supply chain and such a policy restriction could suppress appropriate investment. Not having this site available for strategic B8 upon adoption of the plan
risks the ability for this type of development to be delivered within the first 5-10 years. This is particularly important as alternative sites cannot accommodate this easily, as outlined previously.
Land East of Gaydon and Land East of the M40, Junction 12
CEG request that Land East of Gaydon (included within SG13) and CEG’s site Land East of the M40, Junction 12 (included within SG14), are identified as a location for employment as an extension to the JLR allocation as, jointly, the key economic ‘hub’ within the Local Plan area. The sites extend to approximately 30 ha and 20ha in size respectively and has capacity to deliver significant commercial floorspace at an established employment hub.
Junction 12 has the capacity now and would not require such significant additional highway works to accommodate the full potential growth in the area.(unlike Red House Farm and Wedgnock Park Farm) and would concentrate commercial investment in an area that requires minimal infrastructure investment. The site therefore can come forward early within the plan period. It is clear from the HEDNA (2022) that there is a substantial need for employment floorspace in the District and an acute short term need for floorspace to be available now to satisfy the increasing end-user demand in the District. The ability of CEGs sites to provide readily available floorspace to assist with meeting the overall needs and the short-term user specific demand, is considered to be a significant economic benefit and when assessed against other identified employment options within the SWLP.
The site is also relatively unconstrained, There are no ecologically important sites within or adjacent to the site and it lies entirely within Flood Zone 1. Furthermore, in accordance with the paragraph 147 of the NPPF in relation to taking a sequential approach, it reduced the requirement for Green Belt release.
Therefore, in light of the above, CEG’s land interests should be included as extension to the 100ha JLR allocation which would take the total employment land supply in this location to 150ha covering the strategic needs of the plan period. Moreover, this is currently being assessed but it is anticipated that some 2 million sqft (60ha) of land could come forward before any further major highway infrastructure is required. With CEG controlling all these sites there would be no legal constraints and they can come forward in the short, medium and long term ensuring the SWLP has a continual supply of employment land.