Testun llawn:
Why are WDC suggesting up to 120 new dwellings in Leek Wootton on the site of the former Police Headquarters and nearby greenbelt?
In the Publication Local Plan (Jan 2015), a total of 26 dwellings were proposed. The modifications to DS10 since then increased the growth villages allocation by 50% so applying this increase the village should be allocated circa 40 dwellings only to Leek Wootton.
Now that Place Partnership have put forward the Police HQ as a brownfield development site in DSNEW3 there must be more than enough opportunity for dwellings without including greenfield sites referred to as the paddock, tennis courts and east lodge land.
Place partnership on behalf of the police will argue that just developing the HQ and some new dwellings on the site will not be financially viable due to perceived high costs of demolition, contamination surveys, listed building problems, ect. With a low average plot per dwelling value of say 200k for 88 units that would produce £17.6M, surely even enough for them to make it work.
In the WDC Leek Wootton SA objectives addendum, SA5, prudent use of land and natural resources, it was suggested that a "long term negative effect of building on greenfield land located within the green belt" was identified and red flagged at Woodcote.
You are aware that the last application to build on the Paddock had numbers reduced down from 30 to 11 because of strong objections from conservation at WDC and Heritage England. Nothing has changed.
The small area between Broome House and East Lodge abuts the conservation area and has a driveway servicing East Lodge that is very close to mature trees with TPO protection. The driveway is made of chippings to protect the tree roots and is not really suitable for additional use. This land would be better suited to additional sympathetic planting of trees and shrubs to become a natural habitat for wildlife.
Broome House (BH) was included by WDC during the creation of Tree Preservation Order 448 with the whole of the Woodcote Estate. I made representations to have BH excluded from the TPO but WDC Tree preservation order subcommittee at a meeting on 31st January 2012 decided it must be included. Their assessment was:
* The TPO had been made to protect all the trees which form a part of the landscape setting of Woodcote, a grade II listed building.
* Woodcote stands in extensive grounds which are largely landscaped parkland.
* The grounds are a Locally Listed Garden.
* The grounds of Broome House originally formed part of the Woodcote Estate
* The grounds of Broome House clearly connect visually and historically with Woodcote and continue to form a part of the landscape setting of Woodcote.
* The TPO is intended to protect all areas that form part of the setting of Woodcote, irrespective of current ownership. It is appropriate to include Broome House within the TPO.
From this it is clear that if WDC consider that BH has a visual impact on Woodcote any building on the paddock would have an even greater impact. The eleven dwellings previously suggested should be allocated elsewhere, preferably in the Woodcote House development leaving the green belt intact.
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 development would therefore have to be accessed via Woodcote Drive and with 120 new dwellings and the existing 14 residential properties based on 7 movements per dwelling per day movements of 900+ 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. A serious 2 vehicle collision happened on November 23rd 2014 resulting in a casualty being cut from a car by attending fire crews and then taken to Warwick Hospital. Any development that increases traffic at the junction will increase the possibility of more 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.