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Warwick District's Rural Areas

Warwick District, while in population terms mainly urban, has attractive rural areas. The quality of the District's countryside, and the conservation value of many of its villages, are major assets. They play a major part in making the District attractive to live and work in.

The size of the District and the short distances between the villages and the main towns mean that the District does not have a 'rural economy'. Links between the villages and the towns are close and social distinctions are few. There is no justification for development in any of the District's villages for economic or social purposes, except for some limited social (rented) housing to meet local needs. And because of the short distances, that need may be met in a different village from where it arises without adverse effects.

It is important to stress that there has been tight control on development in Warwick District's villages for 40-50 years. The designation of Conservation Areas in a number of the District's villages took place in 1967-75, mostly prior to the creation of Warwick District Council (April 1974). From 1974 the policies of the District Council have successfully maintained a strict control on development in most villages, especially those within the Green Belt. Limited new housing has been permitted, with one major development on an old hospital complex - Hatton Park.

It would be damaging and regrettable if the New Local Plan were to undermine this success because of a controversial estimate of the requirement for new housing. The balance of urban and rural areas has been firmly established over the last 40 years and very strong justification would be needed to disturb it.




The Green Belt

Warwick District's rural areas are mostly designated Green Belt. This Green Belt status dates from the 1960s with the Green Belt being formally confirmed in 1975. It is thus 50 years old and has played a large role in conserving the character of the District.

The villages within the Green Belt have been 'washed over' and have not been inset (omitted from the Green Belt). It is important to stress this. Successive Structure and Local Plans have been adopted with the Green Belt being continuous. Gaps in the Green Belt, notably the 'white island' of 'white land' or non-Green Belt land at Lapworth (Kingswood), were replaced by as 'washed-over' status for the whole villages.

When Hampton Magna, and more recently Hatton Park, were developed, the Green Belt status was kept. They were not excluded and 'inset'. This enabled consistent planning policy to be applied over the whole area west of Warwick.

The effectiveness of the District's Green Belt is shown by the fact that the rural areas of Warwick District have remained unchanged, or little changed, in the last 40 years. The strict control of development that the Green Belt has provided has been on major benefit.

No harmful or adverse effects on the District's economic performance have been identified as resulting from the Green Belt. The attractive countryside and villages that it has facilitated are more likely to have assisted it by providing an attractive living environment.

The fundamental feature of the Green Belt is that it provides openness. The low density development of most villages, with areas of open land within them, is protected by Green Belt designation. New houses (infill) or house extensions can be strictly controlled and refused if they would harm openness of the Green Belt. This principle has been effective in application where large house extensions or rebuilds, or new buildings such as stables, would be harmful to the character of a village.


CPRE's view of the proposal to remove Green Belt status from several villages


In our view it is not necessary to remove Green Belt status from a village in order to permit some new development within existing villages or in some cases on their edge. Some development within the Green Belt is permitted, subject to all relevant factors including sustainability and the impact on the environment and openness of the area. Conditions can be imposed to avoid unnecessary impacts.

Removal of green belt status from the land within a village boundary will remove the Green Belt controls restrictions set out in the NPPF. This would make possible applications for development which would increase housing density, and the bulk and height of houses; which would be refused were Green Belt status to remain. Removal of Green Belt protection creates the danger that development and redevelopment will take place with little regard to the impact on the village as an entity, and openness will be lost.

CPRE would prefer to see some villages designated as suitable for "limited infill" without removing Green Belt status. As the title suggests this allows very limited infill with detailed limitations on such matters as the amount and type and design of any infilling. Blanket removal of green belt protection has the danger that development and redevelopment will take place with little regard to the impact on the village as an entity.

We are also concerned that a number of Neighbourhood Plans are under development and more are likely in the future. Decisions about green belt status should not be used to undermine the possible wishes of residents and other interested parties.

We urge that a more careful approach is taken to the development of each village with appropriate conditions on such matters as the amount, type, style and design of development in the village. Each village should receive individual consideration.

There should therefore be a strong presumption against changing the Green Belt in Warwick District. The Draft Local Plan proposals for removing several villages from the Green Belt and 'insetting' them would revive the 'white islands' that were eliminated in the 1970s. To create areas in the middle of the Green Belt which are not covered by Green Belt policy risks allowing overdevelopment and an undermining of the character of villages.

Affordable housing - generally rented Housing Association housing - can be permitted in villages while they remain 'washed over by the Green Belt.

The National Planning Policy Framework (NPPF) states at para 86 that

"If it is necessary to prevent development in a village primarily because of the important contribution which the open character of the village makes to the openness of the Green Belt, the village should be included in the Green Belt. If, however, the character of the village needs to be protected for other reasons, other means should be used, such as conservation area or normal development management policies, and the village should be excluded from the Green Belt."

In Warwick District the majority of villages contribute to the openness of the Green Belt and should therefore remain washed over by the Green Belt.

A particular type of settlement in the Green Belt in Warwick District where removal from that status would be harmful to openness is the elongated settlement, generally a single road, where housing was developed in the interwar era and in some cases up to the 1960s. CPRE considered that in these cases openness is retained by use of strict Green Belt controls; those would be lost if the Local Plan were to crease 'white islands', contrary to all past Council and Government practice.


CPRE's response on the proposals for individual villages

The following settlements (mostly villages) now 'washed over' by Green Belt are proposed for removal from it:
Baginton, Burton Green, Hampton Magna, Hatton Park, Kingswood (Lapworth), Leek Wootton, Hill Wootton, Hatton Station, and Shrewley.

Outside the Green Belt the following settlements are proposed to have significant new housing:

Barford, Bishop's Tachbrook, Radford Semele.


Baginton: Baginton is an elongated village close to Coventry. It makes a contribution to openness as it is. Its closeness to Coventry makes Baginton very sensitive to new development. It should be retained as it is now with washed-over status.

Barford: Not in the Green Belt. Any development on the land around Barford House is strongly opposed. This has been refused twice now on clear conservation grounds. Locations 1, 2 and 3 will probably be suitable over time, but have problems of access.

Bishops Tachbook: CPRE would wish to see the location for any new housing determined by local opinion and the Parish Council.

Burton Green: Burton Green is mainly a long (1 mile) strip of single-house frontage development. To remove Burton Green from the Green Belt would risk intensification of development in a long linear corridor. It is essential to avoid larger or bulkier houses along the single road. To avoid harm to openness Burton Green should stay with 'washed-over; status.

Cubbington: The village is not in the Green Belt. The proposed site should be reduced in size to Location no 1 only, eliminating the projection northwards into countryside that site 2 would result in.

Hampton Magna: the historic village (Hampton-on-the-Hill) is within the Green Belt. The new (1960s/70s) settlement was tightly drawn to the area of the former barracks. The site is prominent on the hill west of the A46. Retaining Green Belt status is justified. If this were to be lost, there could be intensification of development at Hampton Magna resulting in more intrusion and a loss of openness.

Hatton Park (former Hatton Hospital site): This was retained in the Green Belt when the extensive new housing was permitted. It is accepted that this location could be taken out of the Green Belt without major harm.

Hatton Station: this is a set of houses built south of the station in around 1970 on former railway land. This is not a village as Hatton Village (church, school) is some way to the east. There is no justification for removing this loose grouping of houses from the Green Belt. The present level of development does retain openness, but intensification would harm openness.

Hill Wootton: This is an attractive small village, which helps create openness of the Green Belt. The proposal for up to 5 dwellings in the village (if achievable) does not justify the removal of the village from the Green Belt.

Kingswood (Lapworth): This is another long (1 mile) strip of single-house frontage development. To remove the Kingswood part of Lapworth from the Green Belt would risk intensification of development in a long linear corridor. It is essential to avoid larger or bulkier houses along the single road. To avoid harm to openness Kingswood should retain 'washed-over; status. (It is this area which was 'white land' within the Green Belt until a Local Plan Inquiry in the late 1970s.)

Leek Wootton: This village is attractive and makes a contribution to the Green Belt by its openness. It should remain 'washed over'. We oppose the suggested new housing sites 1-3.. The conversion to residential units of Woodcote House (on departure of Warwickshire |Police) is reasonable. But this does not justify removing the whole of Leek Wootton from the Green Belt, and as a conversion can be undertaken while the site remains Green Belt.

Radford Semele: Not in the Green Belt. CPRE would support the option (if any) which is preferred by the local residents and Parish Council.

Shrewley: The two small housing sites at the south end of the village against the railway cutting are capable of being fitted in to the village with the right design. The scale of this development is small and does not justify taking the whole village out of the Green Belt. The village should stay 'washed-over'.

Aylesbury House Hotel near Hockley Heath: there is no justification for permitting new housing in the Green Belt around the existing building. Conversion to residential (flats) of the old building (the Hotel) can be undertaken without changing the Green Belt status.

Oak Lee, Finham: this is a location which could be developed - it is trapped land between Warwick Lane and the A46 Kenilworth Bypass.

See attached

see attached

Hill Wootton Preferred Option for housing development.
Page 50, Warwick District Council Local Plan 2013
OBJECTION
We, the tffidersigned, object to the Green Belt/Green Field preferred option for residential
development in HiLl Wootton on the following grounds;
I. The field in question has a history offailed plarming applications and a rejection at appeal,
all of which state that this field and the lane it is situated on adjoin the hamlet of Hill
Wootton and does not constitute 'infill,. It is not a 'gap'. The opinion ofW.D.C. itself as
stated in Appendix 6 of The Local Plan 2013 is 'The open Character of Hill Wootton
currently makes an important contribution to the openness of the Green Belt. This subparcel
could not easily accommodate a limited infill, without compromising its essential
open character, and the fundamental aim and purpose of the Green Belt'. It is situated in an
agricultm-al area in a lane which leads to a working farm and which adjoins the settlement.
I
2. Any development of this field will seriously compromise the Green Belt and encourage
applications to further encroach upon it which will then be difficult to refuse. Appendix 6
'Long term negative effect on prudent use of Green Belt Land on the edge of the village.'
3. There are no 'special circumstances' which necessitate the use of this piece of Green Belt
land. Serious doubts regarding the suitability of this land for development are raised in
Appendix 6 of The New Local Plan 2013, and echo our own.
4. The Local Plan has identified the potential for 10 houses on a field ofth.is size, scaling down
the number to 5 at the landowner's request. This represents, at worse, a 40% increase on the
cm-rent housing number of25 inhabited houses within the boundary or at best a 20%
increase in this tiny hamlet. This is far in excess of what is being asked of other locations,
excepting Leek Wootton, and will change its nature completely.
5. If the land is adopted and pm-chased by a developer what is to stop 10 houses being built
there? This would be insensitive development of an area which is essentially agricultural
and totally out of keeping with the nature of the hanllet.
6. Importantly, a housing development will negatively affect the working of the farm (whose
farm buildings adjoin it on one side) and the running of the Equine training facility and
livery at the further end of the lane. In fact, the farmer is of the opinion that a development
here could make it impossible to carry on with the effective running of the farm. Heavy farm
machinery, horse boxes and horses constantly use the lane in which the access to the
proposed development is indicated. The lane itself is the only access to the agricultural,
farmed land which runs down to the Avon and additional overspill parked vehicles from a
relatively large development, and general traffic engendered by it will greatly hinder the
fanner's ability to move his vehicles up and down from the fields.
7. Access to a development on the lane involves a dangerous blind crossroads followed by a
right turn across a completely blind bend at the corner of the field in question, over the years
the scene of many accidents where cars coming from the opposite direction end up in the
ditch or against the telegraph pole.
8. Farm buildings in a poor state of repair abutting the land could pose a danger to residents of
any development there.
9. Existing problems with drainage in the area have not been examined. In the corner of the
field on the blind bend opposite the fannhouse are Severn Trent pipes serving at least three
houses opposite.
10. Amenities. There are NONE. There are no street lights, no GAS. Any housing built here
would be dependant on the more expensive forms of heating, oil or electricity. There is no
public transport within reasonable walking distance. A bus stop in Leek Wootton is 1200
metres away (contrary to the 400 metres quoted in App. 6, that is an error, see googlemaps
which gives 1200 metres to the Leek Wootton Bus stop and the same to Kenilworth Road)
and as a consequence Hill Wootton has been identified by W.D.C. as being too far from
public transport to expect children to use it to get to school andfree taxis are provided.
Pensioners applying for bus passes are entitled to taxi vouchers. There are no pavements on
either approach to Hill Wootton, essential drainage ditches prevent them from the Leek
Wootton approach, it is too narrow from the Kenilworth Road, one car width only in places.
Commuters and shoppers in Hill Wootton have to use cars.
11. There is concern about the redrawing of the boundary. Knowledge of the hamlet does not
appear to have been considered. For example, Tower House has been excluded even though
Hilary Farm opposite has been included. The lane, always regarded as the 'agricultural' end
of Hill Wootton has been included.
12. Hill Wootton is essentially rural with a working farm and liveries at either end, and
surrounded on all sides by agricultural land. It is enjoyed by many as a rural retreat in our
already built up area. It is totally inappropriate that it should be 'inset' losing the protective
wash of the Green Belt.
There are more suitable and sensitive opportunities for small scale development in Hill Wootton,
which would not affect the street scene or change the nature of the hamlet, which have not been
explored. A more sensitive alternative would be to invite landowners to offer them so that W.D.C.
can assess them for their viability. There is also potential in the long term for the development of
existing buildings which would be more in keeping with the rural nature of Hill Wootton.
A development of 5 or more houses on the field in question would be entirely unworkable,
inappropriate and out of character.