BASE HEADER

I wish to STRONGLY OBJECT to the proposed 75 dwellings on the Woodcote Estate, formerly the Warwickshire Police Headquarters.

The Woodcote Estate and Grade 2 listed Manor House.

I understand that the Warwickshire Police have now withdrawn areas 2 and 4 and have submitted a SHLAA on 26th November 2013 for 90 dwellings on 5.24Ha which comprises area 1 and land currently used as a playing field. They also wish to still include area 3 for dwellings.

Both the local plan scheme and the subsequent SHLAA within the grounds of the Woodcote Estate will remove parkland, playing fields and encroach on the grade 2 listed building Woodcote House.

The Woodcote Estate is currently a locally listed historic park and garden. In January 2012 a tree preservation order (TPO448) was placed on the whole Woodcote estate. During correspondence with WDC in a letter dated 31st January 2012 from Chris Hastie (representing WDC tree subcommittee) he refers to "the historic landscape that forms the setting of the Grade 2 listed building" and that Broome House "is clearly connected both visually and historically with Woodcote and continue to form part of the landscape setting of Woodcote" He also confirmed that the whole estate is a locally listed Parkland and Garden.

If as recently as 2012 WDC policy was that the Woodcote Estate needed protecting why do WDC now consider 75 dwellings, or possibly 90 dwellings, on the estate acceptable? A clear decision was made and for consistency WDC should discount areas 1-4 and reject the latest SHLAA for 90 dwellings.


Existing Planning Consents on the Woodcote Estate.

Currently Warwickshire police have existing planning consents for a variety of schemes within the Woodcote Estate. The main permissions being modifications to the "Communications Building" REF W/12/0688, and the redevelopment of existing buildings, including the grade 2 listed Woodcote Manor House, to create a Care Home Village REF W/11/1166.

From the planning statement supporting W/11/1166 this scheme would potentially create a 60 bed nursing home, 65 close care apartments/cottages and 9 care ready cottages. Add to this the suggested Local Plan options 1-4 and/or the Police SHLAA the Woodcote estate would all but disappear with potentially in excess of 150 dwellings with a small open area between the SHLAA development and the Care Village. This is clearly over development, will have a major impact on the immediate area, village infrastructure and should not be allowed.

It would appear Warwickshire Police at the moment are unable to make any definite decisions on how they intend to proceed with these consented applications. Uncertainty has been ongoing from early 2011 when the intension to dispose of the Woodcote Estate was first announced by the Chief Constable. Now with the potential merger with West Mercia, and the added complications to any decision process this adds, it seems unlikely any decision will be made in the near future.

Until such time as Warwickshire Police can confirm their intentions with the whole of the Woodcote Estate it should be removed from the local plan. When they can make a decision it should be put forward to the planners for consideration by a planning application.

Access to proposed development.

The main access to Woodcote is via Woodcote Drive with a tree lined secondary single track service entrance by North Lodge. Both are part of the estate and un-adopted. The only other access, possibly via a new entrance off Woodcote Lane, is not possible as adequate visibility splays are not available (as set out in site appraisal preferred option 1 appendix 6). It would also have a high landscape impact as would the whole development.

The current preferred option sites 1-4 and the SHLAA would therefore have to be accessed via Woodcote Drive and is shown as the primary access on the page 55 of the Local Plan publication. If sites 1-4 and/or the SHLAA area are allowed, the Care Village built and the Police Communications Centre stay Woodcote Drive could potentially have in excess of 1000 traffic movements per day. With just 75 new dwellings and the existing 14 residential properties based on 7 movements per dwelling per day movements of 600+ could occur, many concentrated around rush hour.


This is clearly not possible or acceptable for reasons listed here:

* Woodcote Drive is barely wide enough for two cars to pass (4.5m wide at most) and has no footpath. Assuming new residents would have children wishing to walk to the village school a footpath would have to be provided which is not possible due to the proximity of mature trees with a TPO. This would also have a major impact on the main entrance to Woodcote and the Manor House.
* Several concealed driveways already exist.
* The existing main decorative gate on Woodcote Lane is 3.1m wide. Is in the village conservation area and probably listed being within the curtilage of a Grade 2 listed building.


Impact on surrounding area and Woodcote Lane.

The junction of Woodcote Lane and Warwick Road is considered by Leek Wootton residents as very dangerous. By some, the site of a fatal accident waiting to happen. Even with the recent introduction of improved speed restriction signage vehicles still speed through the village and near misses happen on a regular basis. Any attempt to turn in the direction of Warwick is taken in trepidation.

Any development that increases traffic at the junction will increase the possibility of accidents occurring.

Woodcote Lane narrows by the Anchor pub and it is difficult for cars to pass safely and impossible if commercial vehicles meet requiring them to mount the narrow footpath to pass. It is impossible for any widening of the road or footpaths to take place at this point due to the proximity of buildings, most of which are listed.

Woodcote Lane heading towards Rouncil Lane is in a poor state of repair and has been for many years. The narrow bridge is also a cause for concern as is again, the lack of footpaths and lighting.


Conclusion.

For these many reasons I strongly oppose the proposed development of the Woodcote Estate and suggest that sites with better access and smaller impact would be the way forward. For example, option 5 and discounted option 7, land at the Warwickshire Golf Club entrance, has excellent access, is close to the school and would have no more impact visually than the Woodcote development from Woodcote Lane. Probably a high proportion of traffic from here would not come through the village and head to the A46 Warwick bypass. This site could take a large proportion of the suggested required allocation of dwellings for Leek Wootton and I would support its inclusion in the local plan and subsequent development.