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Gwrthwynebu

ID sylw: 65610

Derbyniwyd: 02/06/2014

Ymatebydd: Bishop's Tachbrook Parish Council

This representation by Link Support Services (UK) Ltd on behalf of Bishop's Tachbrook Parish Council realtes to Alternative Site GT06

This is an 'amber' rated site which means that it is 'possibly suitable depending on a number of factors such as information still to be received and assessed' There is therefore (by definition) less confidence that a site is suitable in principal without the provision of information 'still to be received an assessed' .

As with 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 the case that:

* the site may be considered further by WDC if other sites prove to be unsuitable/unviable and

* the continued unresolved status of this site will cause concern to both the landowner and local community

Have therefore been instructed by BTPC to consider this site as a potential traveller site based on available information and
(a) gauge local community feeling through the BTPC engagement events
(b) understand the owner's perspective on the possible use of the site for these purposes (as this affects availability and deliverability)
(c) advise BTPC of an appropriate response to WDC in advance of their further potential consideration of the site

* 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.

* Potential Visual Impact

The base use of the land is agricultural and it is (in part) previously undeveloped land. There would therefore be an unacceptable impact on the visual amenity and character of the countryside. This impact could be heightened by the creation of any new vehicular access i.e. 'If a new access is to be created it is unlikely that an access could be created any closer to the existing roundabout without the requirement for removal of hedgerow/trees'. (See Highways Report comments shown in section 14)

* Highway Safety

There is also an absence of Highway safety information regarding access and the implications for Highways Safety and traffic flow on the creation of a new access and the type and volume of traffic likely to frequent this site.

The owner of the farm building will not consent to the existing access being used for the potential stated purpose. This is in addition to the - different - owner of the land being opposed to the use of his land for residential development). These twin objections constitute:

* materially relevant factors which undermine the viability of the site and

* undermine the prospects of the site being available and deliverable in the short term without resort to lengthy and costly legal recourse.


* Issues raised in WDC Assessment

WDC also flags up issues in its own assessment which - as yet - remain unresolved i.e.
(a) Land contamination
(b) Noise from Warwick by pass (c) Possible problems to viable agricultural unit and
(d) Proximity to Grade 1 Listed Park and Garden at Castle Park)

As with GTalt01, WDC needs to address the issue of how any proposed development (with or without potential business use) would affect the historical 'setting' of the site (Park and Garden at Castle Park). The NPPF is helpful in this respect as setting is defined in annex 2 of the NPPF :

"The surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of an asset, may affect the ability to appreciate that significance or may be neutral."

"The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset's physical present, but also from its setting'

Note:
(a) the designated status of the said heritage assets
(b) the acknowledged lack of information regarding an assessment of its significance
(c) the lack of information regarding the impact of any proposals on the 'setting' and whether mitigation measures as required are deliverable

This 'alternative' site therefore currently fails to comply with this national policy requirement. There is also no prior approval relating to this site to rely upon on (unlike GTalt01) to suggest at this stage that this issue can be successfully addressed.

* Sustainability

It is likely that the site would be car dependent without good local access to key services (which crucially reduces its sustainability).

* Conclusions:

a- The site has characteristics which render it unsustainable as a residential traveller site with 'major negatives' weighing against it which are unlikely to be resolved.
b- There is not enough information to support the contention that this site is viable, deliverable or 'sound' and

c-There are large gaps in knowledge and information leaving the issues that WDC, local residents and this report have identified unresolved

d-Recommended that BTPC reject this site as an 'alternative' site and liaises with WDC to request its withdrawal from further consideration as a potential traveller site.