Testun llawn:
Development on this green belt site would contravene many principles in the NPPF. In summary (with reference to the appropriate NPPF statements):
Section 9 Protecting Green Belt Land:
Para 80 bullet point 1. Development here would result in urban sprawl of the existing Woodloes estate;
Para 80 bullet point 2. Development here would encroach on a scenic and historic part of Warwickshire countryside;
Para 80 bullet point 4. Development here, and on a highly visible elevated site, would severely impact on the special character of the only rural main entrance into Warwick;
Para 87. Development here would be by definition inappropriate and harmful to the green belt.
Section 11 (Conserving and Enhancing the natural environment)
Para 109 Development here would severely adversely impact on valued ridge and furrow landscape and reduce biodiversity. The 1998 Habitat Biodiversity Assessment carried out by the County Museum Service described the site as 'unfavourable for development' based on the high value assigned to the landscape features and the meadow environment. Development here would reduce, rather than provide opportunities for net gains in biodiversity. The meadowland is species rich in terms of grasses, 18 varieties of butterfly and 280 species of moth have been recorded (including one thought to be extinct in Warwickshire), the area is rich in birdlife (45+ species including many migrants, 3 species of owl, nesting sparrowhawks and several pairs of green woodpeckers). Other biodiversity interests include at least 3 species of bat, breeding populations of frogs and smooth newts, and great crested newts are regularly recorded. The hedgerows date back to the 1700s and there are 13 significant trees of high landscape value. Such long established biodiversity cannot be protected by local mediation measures since the remaining area outside that allocated for housing is greatly reduced in size, and would be impacted on by increased distrurbance.
A key principle of the NPPF (Para 17 bullet point 7) states that allocations of land for development should prefer land of lesser environmental value.
The site is also adjacent to the English Heritage listed Guy's Cliffe Park and Garden.
There are also transport infrastructure issues in terms of access and increased local traffic in the Primrose Hill and Coventry Road areas.
It is difficult to see how access to schools in line with NPPF guidelines could be achieved.
The SE corner of the site is subject to regular flooding after moderate to heavy rain, and seasonally during the winter. The water table here is near the surface and any developer should be made aware of this.