Testun llawn:
The site is not suitable for the proposed gypsy site for a number of reasons:
Your previous assessment of sites dated August 2014 ruled out an option called M40 corridor based on "There are severe noise issues within this area which could not be overcome in a way that may be possible for conventional houses". Therefore how can this site be deemed suitable when situated so close to the M40 and A46 roads. It would not be possible to reduce the noise in this area by landscaping as the M40 is elevated in comparison to the surrounding land in this area and the noise would still be significant. As other sites have been ruled out on this basis (both on the M40 and A46) it cannot be justified stating that this site would be acceptable as it is likely to be as significant if not more so compared to the previous A46 sites.
Your previous site GT20 was ruled out for a number of reasons including "noise and air quality issues, impact on the water environment"; all of these are relevant to the suggested site on the land off the Stratford Road and therefore the site should not be progressed otherwise it would be considered that selection process has not been consistently applied across the different potential sites.
The proximity of the site to the River Avon must be of concern wit the potential impact of pollution and items being dumped into the river having an impact on the environment and the area.
Has consideration been given to the fact that the proposed employment development could potentially end up unoccupied due to concerns over security and safety of staff, property and equipment with a gypsy site located so close? The fact that there is a gypsy site there is also potentially likely to encourage others to park on the streets in this development if they are passing through/visiting other members of the gypsy community already on the site as they are likey to be quiet street in the evenings/weekends.
Your report states that there are schools and doctors within an acceptable distance, yet these are already over subscribed and the resources stretched due to the existing approved developments in the area.
The access to the site is likely to be problematic as the Stratford Road is a busy road with the employment site also proposed the roads in the area would not sustain the future traffic. Travellers going to and from the site will either use Warwick town centre, which is already over congested, have to navigate the difficult entry onto Longbridge island where there are no traffic light controls or use Chase Meadow as a rat run to else where. None of these are particularly acceptable.
The land is quite clearly in flood zones according to the Environment Agency (both from rivers and surface water) and it must be considered a very high risk to flooding. Any mitigation measures are only going to push this problem elsewhere in the water system affecting land and properties down stream or backing up further up stream. Additionally the development in this area is likely to worsen this as the water will be displaced by building foundations. The Chase Meadows estate has already had to undertake measures to alleviate flooding in their planning permission so it is obviously a known issue in this area.
In addition to the air pollution likely from the M40 there will be the additional issue with the proximity of the sewage works and the impact this may have on the occupants. Has consideration also been given to the fact that the sewerage site would potentially need to increase it security to protect the system now that the site boundaries have changed and people living closer.
With the other two sites already selected there seems to be a concentration of the sites to the southern Leamington and Warwick area, would it not be better to spread these out around the district, one to give the travellers better options but also to reduce the burden on the local areas. With these sites in the proposed areas is in not likely that they will all be competing for the same business in the area potentially causing conflicts? Is there likely to be traffic between the two other sites and the Stratford Road site, if so this will use Warwick town centre as a route increasing an already congested route. Is there the possibility that there may be rival families on the different sites and conflict could potentially spill over into the local established communities?
Similarly with so many sites in the area is there a risk that Leamington/Warwick town centres may become an area where the travellers congregate/meet damaging the local business, tourism and communities?