Dear Sirs, having attended a very busy Parish Council Meeting the other evening, we thought we would put our thoughts to you if we may.

To be as brief as we possibly can, it would appear that the whole of the 'Local Plan' proposal for Leek Wootton and Parish is now being controlled by what Warwickshire Constabulary want, and they in turn just cannot make up their minds!

However, our comments below are still largely based on the "Local Plan" proposals, even though we now really cannot ignore the changes we were informed of the other evening, and that the Local Plan Booklet may already be out of date with a prospect of 90 houses now being proposed, all in the Police Headquarters, and NONE at the Manor House site within Police grounds by the way!

If we are to accept there has to be some development in Leek Wooton, and a portion of this is likely to be in the Police Headquarters, then we would probably have agreed to the development at 'Area 4 Woodcote House' on the Local Plan, and at this area only, for the 20 houses mentioned. It is an interesting observation however why 35 dwellings can be squeezed into Area 1 (the Paddock) with a developable area of 1.51 ha and only 20 dwellings are destined for Area 4 with a 1.76 ha development area. It was mentioned at our meeting that 11 'dwellings worth' of flats could actually be fitted into the Manor House itself .... could this be a relevant point?

It is quite strange that there seems to be no commercial interest in the the original Retirement Village option, with a rapidly ageing population etc, and even the Local Plan booklet mentions about Leek Wootton "there are particular local challenges around older residents looking to downsize and stay locally".

We will now explain why, in our opinion, the Local Plan booklet stating "Site access acceptable for a cluster of sites on the Woodcote House Estate" is totally wrong. Indeed, the booklet also mentions that "detailed site assessment work including vehicle access requirements and physical site contraints and impact" has been carried out. "Traffic impact & congestion" is mentioned etc etc. In our opinion, we feel that a proper survey would have revealed the Anchor 'T' junction to be a real problem for ANY moderate increase in traffic flows, not to mention the rumoured increase of 90 houses now that would in effect double the 90 or so houses that already exist in Woodcote Lane/Drive, Waller Close and Quarry Fields.

1) Traffic lights or a roundabout would somehow have to be provided at the end of Woodcote Lane (Anchor 'T' junction), and there are listed buildings surrounding this already very tight junction with extremely poor visibility.

2) There is an argument that traffic flows would be similar to that of the present Constabulary traffic, however, if the Police stay, we will be talking about an EXTRA 540 movements a day (90 houses x 6 daily movements) now also including weekends of course.

3) More importantly perhaps is that present traffic movements in and out for police patrol cars and staff are staggered through flexi-time etc. We can tell you that Woodcote Drive itself is not busy at all at say 8.30am (presumably because of flexi-time), so can one really imagine the 'bedlam' at the Anchor 'T' junction with up to 90 extra cars all to going in the same direction all at this time, PLUS scores of children walking to school as well!

4) The pollution aspect of stationary cars with their engines running in this banked area, re point 3)

5) The pedestrian safety aspect re point 3). The present pavement situation is dangerous for any pedestrian, let alone children, with VERY LITTLE prospect of adequate improvement!

6) The gates at the Headquarters main entrance are very narrow, and listed?

7) It has been mentioned that Woodcote Lane could be made 'one way', resulting in all residence actually having to drive to Kenilworth to travel to Warwick and the south, or vice versa. This really would be plain nonsense - not to mention the narrowness of Woodcote Lane Bridge (is that listed?) the awkward junction into Rouncil Lane, increasing congestion at the Kenilworth 6th form school, and at the Warwick Road junction, and then back south .... probably through Leek Wootton again!

8) All the above problems would still exist if access to the Discounted Option 10 on the Local Plan became available (even though this is agricultural land?) via the Tinka-tank area into Woodcote Lane.

9) All the above problems would still exist if a completely fresh entrance into the Headquarters site is created in Woodcote Lane.

One last point is that we suspect the Police Authority will continue to dismiss any development at the Manor House site for they still will not have made their minds up if they are going or staying. However, we have now heard that the amalgamation between the Warwickshire Police and their near neighbours is DEFINITELY going to happen by 2015/16. Presumably then, the Manor House site could well become available for development again, even if their costly Communication facility remains, so why can't we all procrastinate just a little longer so we don't end up with a situation of the Police Grounds full of houses and the actual Manor House site vacant and empty, OR the apocalyptic prospect it also being eventually developed, adding the original 20 dwelling allocation (or retirement village) to the 90, resulting in the possibility of say an extra 110 dwellings in Leek Wootton, ALL in the Police Grounds!!

'Woodcote' can take it's share, but how about the far more accessible and less controversial areas for the remainder - such as Discounted Areas 7 and 12 on the Local Plan which in our view would meet with very little objection.

Building on sites 1-4 could mean an additional 75 houses being built on the land.
1. Dangerous junction.

Currently the junction to Woodcote Lane at the Anchor pub is exceptionally dangerous. At peak times there are children crossing the road. It also can take a long time to exit the junction.

An additional 75-150 cars leaving and returning the village at approximately the same time will create a significant danger to pedestrians and road users.

I do not feel that this junction / road can take the increase in traffic.

When previous housing schemes have gone to the council looking to build on this land they have previously been rejected by the council because of the danger of this junction. I would like to understand what has changed and why the council feel an additional 150 cars leaving and exiting the village at a dangerous junction is now classified as safe?

2. Character of the village

An additional 80 properties being build in Leek Wootton significantly increases the population size (an increase of 21%). An increase of this magnitude would change the character of the village and I feel devalue the property in the village (with a large percentage of the proposed housing development being affordable housing).

3. Infrastructure

I would like to understand how the council plan to cope with the demand to the infrastructure (Water, Sewage and Schools)

I object to the scale of the proposed developments which in total increse the number of dwellings in the village by 23% and will affect the school provision and increase traffic at a dangerous junction.

The number of new dwellings proposed for Leek Wootton is totally disproportionate to the existing housing stock, representing a 22.3% increase. This will put an intolerable strain on existing infrastructure particularly the gated drive designated as the entrance to the main site, Woodcote Lane and its notorious junction with Warwick Road leading from it and especially the local school which is already full to capacity.
This also represents a far greater proportional increase than that of the other villages in the proposal save only for Burton Green but that mainly being due to the effects on housing there caused by the plans for HS2.

Whilst the Police HQ Area's 1-4 are the 'least worst' options in terms of impact on the village, the proposed quantity of dwellings is too high for the village to reasonably absorb, the total should be reduced to max 50. The whole of the playing fields between areas 1 & 4 must be preserved as they are key to the aspects of Woodcote house.

1) My family and I have grave concerns as to the significant and disproportionate increase (almost 25%) in housing that these proposals represent and we feel strongly that this will result in a detrimental effect on the community and character of the village.
2) In addition, we feel that the current infrastructure (roads, services, schools) cannot support the proposed increase and close consideration needs to be paid in particular to the safety aspects of vehicle access to the entrance/exits of the Woodcote developments.

The sites are totally skewed to the area of the Police HQ and as a consequence a significant enlargement of the boundary is required. This site should not be allowed to develope to this extent. Also see general comments above.

support this proposal

The Woodcote Estate is a Grade 2 Listed Manor House of significant historical importance as a Manor House, as rehabilitation centre and as a Police Headquarters.

The grounds are formally listed as Gardens and Parkland

TPO0448 is in existence across the whole site

There are a number of rare indigenous wildlife species that inhabit the Garden and Parkland

There is confusion over the short term, mid term and long term use of Woodcote House by Warwickshire Police and West Mercia Police. Appropriate developments should only be considered once the usage by the Police Authorities is determines

There is NO access to the site, either through the Warwick Road / Woodcote Lane junction or into Woodcote Drive itself, either for motor vehicles, cycles, pedestrians or disables access

Further developments would endanger life and be hazardous to the environment

There is no provision for sewage, the existing sewage post Woodcote Drive is share owned by the residents and Warwickshire Police - agreement would be required to modify / adapt this existing infrastructure from the owners or completely new sewage infrastructure would need to be laid

Other discounted sites exist that do not have any of the above issues associated with them. These sites should be brought back into consideration albeit under a more restrictive housing volume regime

REFERENCE: Village plans and housing options, section 11, Leek Wootton
Nature of representation: Objection

Dear Sirs
I have a number of objections to the draft local plan and have summarised them as follows, in no particular order:
1). The proposed increase in dwellings for Leek Wootton is 23% of current housing level which I feel is disproportionately high and this level of increase is heavily in excess of that proposed for similar villages
2). Access to the new development (if via Woodcote Drive) is too narrow for vehicles to safely pass and there is no pavement for pedestrians which is dangerous. If access is via the North Lodge entrance the same problems apply
3). Woodcote Lane is very narrow and difficult for passing vehicles and the pavement from Woodcote Drive to the Anchor junction is also narrow. This is dangerous for families with buggies and walking children, especially as this is the route to the village school from the proposed new development.
4). Public Transport to and from the Village is insufficient to enable flexible commuting to work and as there is little work in the village most people will be using cars for travel and there will be very busy peak periods in the morning and late afternoon. Each new residence is likely to have an additional 2 to 5 vehicles, depending on the family profile. We are a 5 person family and out of necessity we have 5 cars.
5). The road junction at the Anchor pub is notoriously dangerous and would prove more so with an increase in traffic and/or a change in the pattern of the traffic. There is an increased safety risk to pedestrians, cyclists and motor vehicles.
6). Beer lorry deliveries to the Anchor Pub stop just inside Woodcote Lane junction and I have almost collided with a car coming in the opposite direction and on the wrong side of the road. This is an ongoing problem which will only get worse with an increase in traffic. There have also been many recorded motoring accidents in Woodcote Lane and indeed 2 deaths from road accidents.
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7). Planning permission for the village school to be on land off Woodcote Lane was refused when the new school was built in its current location. I would like to suggest that the reasons for that still exist and nothing has substantially changed to justify ignoring those reasons. Please re-visit those reasons.
8). I am strongly in favour of preservation to Green Belt, wherever in the Country it happens to be. New residences could and should be planned on brown field sites and/or near towns where employment and travel are not issues. The change of the village perimeter boundary creates additional risk to the green belt and risk of further infill.
9). The village School is far too small for the likely additional demand
10). The village sewer system is known to have capacity problems
11). I am concerned about the environmental impact on the flora and fauna of the proposed site. The area has Deer, Bats, Badgers (in the woods next to the proposed site) and other wildlife whose habitat will be adversely affected. There are also several mature hedgerows (also wildlife habitats), in particular the hedge along Woodcote Lane between North Lodge and Woodcote Drive.
Please take the above comments into account when considering the current proposal.
In summary a substantially reduced number of residences would reduce the impact of a 23% increase on the village which would harm the existing character and quality of life of Leek Wootton.

Please register this as my objection to the Draft Local Plan.
I have lived in Leek Wootton since November 1987 when my husband, I and our two children moved here from Kenilworth. Leek Wootton is a very special place to live and as I also work at the village school I know many of the families very well. The vast majority of people I have spoken to object to this plan.
I understand that more housing is needed nationally and that it is only fair that villages like Leek Wootton contribute to addressing this problem however it is the number of dwellings that Leek Wootton is expected to provide that I strongly object to. The target of 85 new dwellings which would increase the size of the village by over 22% is far too many and would be to the detriment of the current population of the village.
Several years ago members of the village community fought to retain the village school. A new school was built on the edge of the village with financial support from residents. The school has already expanded since it was built, but this proposed level of building in the village would necessitate further expansion of the school which is already at capacity. It would no longer be a small village school, something for which residents fought hard for.
We already have problems with sewage build up and flooding into the school building during heavy rain when the drainage system is at capacity. I also know that other residents have problems with the sewage system. Extra housing as proposed in the Draft Local Plan would put additional strain on the infrastructure of the village which is already struggling to cope.
Most of the preferred development areas, 1-4, would be accessed by a narrow lane, namely Woodcote Lane. This lane does not have a path running the entire length of the developed part. Anyone who walks down the lane needs to cross from one side of the lane to the other to access the path. The junction of Woodcote Lane with Warwick Road, better known to villagers as 'The Anchor Junction' is of particular concern. Exiting Woodcote Lane is particularly dangerous. There have been several accidents there, along with many 'near misses'. I understand it was because of these access problems that one of the proposed development areas, area 1, was not considered a suitable site for the new village school. These problems still exist. There has already been a huge increase in traffic along Woodcote Lane since I first moved here. Cars owned by my family and parked on Woodcote Lane have been damaged on several occasions by speeding vehicles. Many extremely large farm vehicles use the Lane too. Further increased traffic that would be generated by a proposed development of this size only has the potential for disaster.
Further to the above I would like to register my objection to any alteration of the settlement boundary.
I am extremely concerned about the uncertainty of the Police Headquarters site. Whilst area 4 covers the 'footprint' of the Police HQ, if land between area 4 and area 1 were to be built on at some point in the future this would be a massive increase in the number of dwellings which would totally alter the character of the village. If the status of the village were to change there would be the potential for more in-fill building within the village on small pockets of land which currently provide open space and homes for wildlife. Would the Recreation Ground survive?
In summary whilst I am resigned to some building in the village I firmly object to the proposed plan as it stands and to any alteration to the village boundary.
Please also register this as an objection from Wayne Baylis-Stranks for reasons given above.
being used for housing at some point in the future. If 85 dwellings are allowed to be built in the village as proposed and then the Police HQ site is also used for housing this could account for more dwelling
Increased traffic will also be detrimental to the quality of life of residents who currently live in Leek Wootton in addition to the dangers

1.1 These submissions relate to the proposals for meeting the housing provision for Leek Wootton of 70 to 90 dwellings as set out within the Revised Development Strategy. These submissions need to be read in the context of Bloor Homes submissions in respect of paragraph 4.10.
1.2 Bloor Homes do not support the Council's Preferred Options for the village, and do not consider the strategy is deliverable or that the sites identified are the most appropriate for allocation when considered against the alternative options north and south of Hill Wootton Road.
1.3 The land at Woodcote House (Preferred Options sites 1 to 4) comprises of a Grade II listed building and its setting, as well as containing a significant number of protected trees and being designated a locally important historic park included in the Warwick District Local Register. Preferred Option 2 also adjoins the Leek Wootton Conservation Area.
1.4 The land at Woodcote House is clearly a heritage asset and of high environmental value. In accordance with paragraph 129 of the National Planning Policy Framework, the Council must identify and assess the particular significance of the asset before considering the impact of its proposals. No such assessment has been published by the Council in order to inform the consultation report, and the identification of the land at Woodcote House as a Preferred Option. The reference within the Council's evidence to requiring 'comprehensive master planning' and a 'sensitive approach' to development suggests that no assessment has yet to take place.
1.5 In this context and in accordance with paragraph 14 of the Framework, there is considerable uncertainty as to whether all of the land at Woodcote House can be developed due to the potential harm to a designated heritage asset. Moreover, there is also considerable uncertainty as to whether the land can deliver the number of dwellings proposed (75 in total). By way of example, Preferred Option 2 is identified for 10 dwellings and yet is bounded on two sides by public highway making the number of properties difficult to achieve given the need for development to enhance the character of the area and maintain appropriate distance separation standards.
1.6 It is considered therefore that the land at Woodcote House is unlikely to be able to satisfactorily accommodate 75 dwellings of an appropriate housing mix to meet the needs of the village without causing significant adverse impacts in respect of the historic environment and failing to achieve good design.
1.7 It is also noted the land is not currently available for development, although the landowner has indicated their intention to release some or all of the land for development. Notwithstanding the previous marketing exercise, it remains currently as operational land required by the Police Authority and as such there is a degree of uncertainty as to the timing and extent of release of land for development.
1.8 In this context, Bloor Homes do not therefore consider that a strategy within the draft Local Plan that places reliance on the housing provision for Leek Wootton being almost entirely met at Woodcote House would be found sound. There are significant doubts as to whether the plan would be effective in demonstrating it is deliverable in respect of development at Woodcote House. In accordance with paragraph 14 of the Framework, flexibility is required to ensure the assessed housing need and provision for Leek Wootton is met.
1.9 A further Preferred Option is identified (site 5) to the south of the village to accommodate 5 dwellings. Development of this site would extend a 'finger' of development away from the village, and its location would not satisfactorily integrate with the built form of the village as required by paragraph 61 of the Framework. This site would not therefore be a suitable location for development, and it would not represent sustainable development.
1.10 Paragraphs 17 and 110 of the National Planning Policy Framework require plans to allocate land of the least environmental or amenity value. Bloor Homes consider the land to the north and south of Hill Wootton Road is of lesser environmental value, and its development would not result in any significant adverse impacts.
1.11 The land has no environmental or historic designations, and is acknowledged by the Council as being of only medium landscape value recognising it is bounded on three sides by residential development, Hill Wootton Road and the A46. The land has also been surveyed and is considered of limited ecological value (see a technical appraisal of the land north of Hill Wootton Road submitted separately).
1.12 The Council's evidence refers to the land acting as an 'environmental buffer' to the A46, although this is not a designation within the adopted Local Plan and no justification is given as to why a buffer is required for the village. It is noted that similar land between the edge of Warwick and the A46 has been allocated for development previously (South West Warwick), and land between the edge of Kenilworth and the A46 is now proposed for development and not retained as an 'environmental buffer'.
1.13 Having regard to the evidence, the land north and south of Hill Wootton Road is therefore considered to be of lesser environmental value when compared to the Preferred Options.
1.14 The land (both north and south of Hill Wootton Road) is within the control of Bloor Homes and is deliverable as defined in the Framework (footnote 11 of page 12). In order to provide evidence to the Council on this matter, Bloor Homes have received a technical appraisal of the land to the north of Hill Wootton for a development of circa 40 homes. Its findings are also relevant to the land to the south and this appraisal is submitted separately to the Council.
1.15 The land is therefore available for development now, technically developable, viable, and is in a suitable location in that it is:
* well located in relation to village services and facilities, such that it can enhance and maintain their vitality, as well as ensuring the need to travel will be minimised and opportunities for sustainable transport modes maximised as required by paragraphs 34 and 55 of the Framework; and,
* capable of successfully integrating with the village in accordance with paragraph 61 of the Framework through extending built development along Hill Wootton Road up to a defensible boundary (the A46) and thereby avoiding harm to the wider countryside and setting of the village.
1.16 Bloor Homes acknowledge that development of the land will need to have regard to the impact of road noise as recognised within the Council's evidence. Noise monitoring and an assessment of the findings have been undertaken to inform these representations within the technical appraisal. This concludes that road noise is not considered likely to cause significant adverse impact, subject to satisfactory mitigation through consideration of an appropriate layout of development, internal layout, and acoustic glazing.
1.17 Bloor Homes have also assessed the highway implications of development of this area for up to 40 dwellings. Traffic generated from the development would not 'materially' increase levels on the road network, and could be safely and adequately accommodated by the existing footpath and road network and junctions. Furthermore, accommodating some of the housing provision for Leek Wootton in this location would have the benefit of spreading the impact of additional traffic on the junctions along Warwick Road. The Preferred Options at present will load the majority of additional traffic movements on an acknowledged sub-standard junction of Woodcote Lane with Warwick Road, and with poor pedestrian footways along Woodcote Lane.
1.18 The exact boundary of the land to be allocated and the quantum of housing development that can be accommodated needs to be informed by detailed master planning. This has commenced and will be shared with the Council as the master planning work progresses and prior to the publication of the draft Plan.
1.19 Bloor Homes do not therefore consider the Preferred Options represents the most appropriate allocation when considered against the alternative options, north and south of Hill Wootton Road.
1.20 Furthermore, Bloor Homes do not consider that there are any adverse impacts of the development of the land north and south of Hill Wootton Road which would significantly and demonstrably outweigh the benefits when assessed against the policies of the Framework as a whole.
1.21 Bloor Homes therefore respectfully request the Council identify land north and south of Hill Wootton Road as an allocation within their Draft Local Plan recognising that the land is of lesser environmental value, and is consistent with the policies of the Framework.

As a resident of the village of Leek Wootton I am writing to raise my concerns regarding the proposed development.

It is proposed that a number of homes be built in the village which would increase the overall number of properties by over 23%, this is dramatically more than the allocation for similar villages in Warwickshire. As well as significantly changing the fabric of the village as a mother of two children who attend the local school I am gravely concerned as to the long term implications for the proposal.

The traffic situation through the village is already a serious issue with a constant flow of heavy and commuter traffic, in particular the junction at Woodcote Lane and Warwick road which surely could not accomodate an increase in traffic which the proposed development would generate.

Whilst I accept that a number of houses need to be accommodated within the village the proposed increase would destroy the unique nature of the village of Leek Wootton.

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