Issue and Options 2023

2.1 This section describes the opportunity of the site in terms of its geography and its prospects for delivering a new neighbourhood at North Leamington. Description of the Site 2.2 The Site is within the administrative boundary of Warwick District Council (‘WDC’) and within the Old Milverton and Blackdown Neighbourhood Plan Area; and Royal Leamington Spa Neighbourhood Plan Area. 2.3 The WDC Local Plan 2011 – 2029, adopted in September 2017, confirms within its Proposals Map that the Site is within the Green Belt (Policy DS18) and is not allocated for residential development. 2.4 The Site, currently comprising agricultural fields, is 73ha and is located to the northern boundary of Royal Leamington Spa, 1.2km east of the Village of Old Milverton (direct measurement from the centre of the Site to the Church). Much of the land is currently used for arable uses and each of the field parcels are divided by well-established hedgerows and individual mature trees. There are also existing community allotments at the southern boundary of the Site adjacent to existing residential properties. 2.5 The northern boundary is bound by Sandy Lane, which merges into Old Milverton Lane to the east as it joins the Blackdown Roundabout. A farmstead with a cluster of buildings (‘Quarry Cottage’) sits outside of the northern boundary. Immediately north of the Site boundary, beyond Sandy Lane is mainly fields that are bounded by the River Avon, as well as Quarry Park Golf Course and a number of healthcare facilities towards the east, off Old Milverton Lane. 2.6 Two fields are located along the western boundary, divided by a footpath and defined by a tree and hedgerow belt adjacent to the railway line. The southern boundary is demarcated by residential properties. Access to the Site can be obtained via the public footpath from Guys Cliffe Avenue at the south western boundary. 2.7 Kenilworth Road (A452) largely defines the Site boundary to the east, with a remaining portion of the boundary defined by a cluster of residential properties. 2.8 Taylor Wimpey control, by way of a development option, the entirety of the land edged in red on the Site Location Plan (enclosed at Appendix 1). Background 2.9 The Site was promoted through the adopted Local Plan and WDC during the suspension of the examination, identified part of the site for a housing allocation (250 dwellings) and a ‘Park and Ride Area of Search’; and the larger part of the site as safeguarded land (circa 1000 dwellings). The Inspector, in his Report dated July 2017, stated: “During the suspension of the examination, the Council proposed removing land from the Green Belt North of Milverton, on the edge of the urban area of Leamington Spa for a housing allocation and safeguarded land. The estimated capacity of the housing site was 250 dwellings and the safeguarded land some 1,000 dwellings. Development of the land in question would involve a substantial expansion of the builtup area into currently open countryside to the north of Leamington Spa. It would have a significant adverse impact of the openness of the Green Belt and the character and appearance of the area. As with the Red House Farm site and for the same reasons, the site North of Milverton does not need to be allocated in order to ensure that the District’s housing requirements are met or that a five year supply of housing land is provided for. Sufficient housing land would be available elsewhere in and on the edge of the urban area of Leamington Spa, Warwick and Whitnash outside of the Green Belt. Exceptional circumstances to justify altering the boundary of the Green Belt and allocating the site for housing do not exist. Given that the boundary of the Green Belt around Leamington Spa, Warwick and Whitnash would remain otherwise unaltered, it would be unnecessary and inappropriate to identify safeguarded land at this point in time. A longer term strategy for locations of growth around the urban area and District generally could be considered as part of a review of the Local Plan. There is no need to modify the submitted Local Plan as suggested by the Council therefore.” 2.10 Following the Inspector’s comments the site was removed from the Local Plan, for all aspects of the allocation. Other than a small Green Belt release to the north of Cubbington, there were no further Green Belt releases around Warwick or Leamington. 2.11 The Inspector’s Report (July 2017) to the WDC Local Plan also stated, at Paragraph 83: “Given the nature of the District and its settlements, there are limited areas of previously developed land with potential for development, for example there are no large areas of former industrial land”. It is therefore considered that some Green Belt release to accommodate the minimum housing requirement is required through the SWLP. 2.12 Due to the quantum of growth required to support the minimum housing requirement (both market and affordable) for the South Warwickshire area and the associated need for larger scale development (NPPF, 139), it is considered that exceptional circumstances now exist to justify altering the boundary of the Green Belt and allocating this site for residential development within the SWLP. The technical evidence supporting the proposed development at Land North of Leamington demonstrates that the consequences of releasing this site from the Green Belt would constitute sustainable development. 2.13 The Inspector’s comments relating to openness of the Green Belt and character and appearance of the area would be associated with any large-scale development within the Green Belt. Consequently, the current proposals for the Site have been underpinned by a technical evidence base which demonstrates that the Site can be landscape led and delivered in a truly sustainable manner. 2.14 Taylor Wimpey would be pleased to continue to work with the South Warwickshire Councils throughout the emerging SWLP to further develop the proposals. The Opportunity 2.15 The Site offers a unique opportunity to deliver a high-quality, deliverable, and viable urban extension to Royal Leamington Spa in a sustainable manner. 2.16 As the proposals for the Site have been examined in public for the now adopted WDC Local Plan, Taylor Wimpey are keen to continue to discuss the Site’s opportunities with the SWLP authorities and key stakeholders and seek their inputs to continue to evolve the masterplan, which will be submitted to future stages of the SWLP. The current Site Concept Masterplan is provided at Appendix 2, which has been carefully informed by the discussions with WDC to date. 2.17 The Vision Document enclosed at Appendix 3 provides further detail on the technical evidence for the Site and sets out Taylor Wimpey’s environment strategy ‘Building a Better World’. Five key design principles have also been identified that will guide the future proposals for this site, they include: • Design Principle One: Environment & Sustainability – Striving to achieve climate resilient & net zero carbon development, including new homes and potential new employment space set within vibrant, distinct and accessible places. • Design Principle Two: High Quality Design – Creating well-designed & beautiful places which responds to local context. • Design Principle Three: Safety – Ensuring improvements to health, safety, wellbeing and quality of life are at the heart of the new community. • Design Principle Four: Connections – Connecting people to places which prioritise walking and cycling, aligning with the ’20-minute neighbourhood’ concept to encourage sustainable movement and commuting options. • Design Principle Five: Biodiversity – Protecting and enhancing biodiversity & environmental assets and resilience, including over half of the site being designated for open space and natural habitat areas. 2.18 The Concept Masterplan (at Appendix 2) demonstrates how the following could be delivered at the Site: • Approximately 1,200 new homes (at around 38 dwellings per hectare) designed to accommodate a range of housing with a mix of house types, tenures and sizes to meet identified local needs. • Potential provision of a mixed-used community hub/centre and a 2 form entry primary school. • Potential Hospital Extension / employment land (2ha) on the north eastern boundary of the site • Potential main vehicular, pedestrian and cycle access from Kenilworth Road, with sustainable transport links including bus re-routing into the Site. With secondary access onto Sandy Lane. • Opportunities to connect to planned cycle improvements along the Kenilworth Road, providing a connection between Leamington Town Centre and Kenilworth. • Potential emergency, cycle and pedestrian access point onto Guys Cliffe Avenue. 2.19 Potential to provide approximately 38ha of structural landscape and public open space. The significant public open space can include sports pitches, play provision, allotments, community gardens and sustainable drainage features. Taylor Wimpey would welcome the opportunity to continue to discuss these emerging proposals with WDC and SDC in the near future.

Yes

3.2 Yes, Taylor Wimpey supports the overall Vision and Strategic Objectives for the SWLP. 3.3 In order to meet the ambitious Vision, it will be important to ensure growth is located in the most sustainable locations and align with the Vision as closely as possible. It is likely that these locations will be located within the Green Belt, such as areas to the north of Leamington.

3.4 Taylor Wimpey agrees that the general approach and framework to the Sustainability Appraisal is reasonable at this stage of the proposals. The SA also appreciates the limitations to the assessment process and assumptions made, and that ultimately further consideration, research, and consultation are required to better inform the SA. 3.5 As identified in the SA, it is clear that further work is required before any conclusions relating to locations for growth can be made. A key part of this work must consider the potential mitigation for each location for growth and then for each individual site within those areas. This next stage of work should be underpinned by a suitable evidence base. It is only once this stage of works has been completed that the SWLP authorities will be able to determine the best locations for growth. 3.6 As referenced in section 2 of these representations, the Site was previously identified for partial allocation and partial safeguarding during the preparation of the now adopted WDC Local Plan (2017). The findings of the SA and the proposed mitigation provided sufficient evidence to justify the proposed allocation at that time. Had the Inspector found that exceptional circumstances existed to release the Site from the Green Belt, it would have been released at that time.

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Question S1: • Option S1a: Identify Strategic Green and Blue Corridors in advance of the Local Nature Recovery Strategy being produced 3.7 Taylor Wimpey agrees with Option S1a, for the SWLP to take a proactive approach and seek to identify Strategic Green and Blue corridors now, in advance of the Local Nature Recovery Strategy. This will help to identify where those links can be created from the offset, determining a growth strategy that increases biodiversity and supports nature recovery across the plan area, as noted within the Issues and Options document. This approach is supported by the Warwickshire, Coventry and Solihull sub-regional green infrastructure study (2013) and the Preliminary Habitat Regulations Assessment Scoping Report (November 2022). 3.8 As suggested by the Issues and Options, the incorporation of these corridors can then be specifically addressed through the future Local Nature Recovery Strategy and a dedicated policy under the Part 2 Plan.

Yes

3.26 Taylor Wimpey generally supports the initial findings of the Settlement Design Analysis (January 2023), however the settlement analysis only assesses the existing position, excluding any future enhancements and wider connections, as indicated elsewhere in these representations. It is considered that ahead of the Preferred Options stage of the SWLP, the settlement analysis should be reviewed to consider the impact on new development – with mitigation applied. 3.27 Land North of Leamington is set to provide site-specific mitigation measures as discussed above and within the Vision Document (Appendix 3), the Site provides the most suitable opportunity around Royal Leamington Spa, including accessibility improvements such as bus re-routing to enhance the settlement score even further.

Question S4.1: of the overall strategy? 3.9 Yes, Taylor Wimpey agrees with the following statement from the Issues and Options (Issue S4) that: “… in deciding upon the best distribution strategy for new development within South Warwickshire it is important for the Local Plan to consider the potential for growth around the edges of the existing settlements, potentially alongside and in combination with other options such as new settlements” 3.10 Directing growth to existing settlements provides an opportunity to deliver sustainable development whilst meeting local housing needs. Leamington is the largest town within the SWLP area, with a significant number of facilities and employment opportunities and is capable of accommodating significant growth over the plan period. Further, Leamington Spa is identified within all 5 growth options. 3.11 This assertion is based on a review of the existing evidence base supporting the Issue and Options, which concludes the following for Leamington Spa: Urban Capacity Study (October 2022) 3.12 The identification and release of greenfield and Green Belt sites is particularly pertinent, given that available brownfield land is limited in its ability to accommodate South Warwickshire’s growth needs over the plan period. This focus beyond brownfield land is supported by the findings of the Urban Capacity Study (October 2022), which concludes that whilst urban sites and existing commitments could allow the SWLP to meet some of its housing needs, “it is unlikely to be possible to meet current development needs without significant greenfield development”. Specifically, the Study states that only a potential housing supply of around 6,145 dwellings could be accommodated within existing urban boundaries (plus a further 3,400 dwellings if all publicly accessible car parks across South Warwickshire were consolidated and partly redeveloped). Sustainability Appraisal (SA) Issues and Options Stage (November 2022) 3.13 The SA has tested the five proposed Growth Options, which provide details of whether housing and employment development should be distributed at a strategic scale across the SWLP area. Leamington Spa is included within each of the Growth Options. 3.14 The SWLP and SA then identified 32 broad locations which represent options for up to 2,000 homes located around the main settlements. The main settlements, which included Leamington Spa, were identified as those being within a 20 minute walk or 10 ride (approximately 800m in any one direction) from key services such as public transport access point, (train station or bus station), GP surgery, a primary school, or supermarket. Of the 32 broad locations, 6 of these were located around Leamington Spa, including land at North Leamington (‘B.13 Royal Leamington Spa Northwest’). 3.15 Table 4.8 of the SA sets out a conclusion of the overall assessment for each of the 6 Leamington Broad Locations, with paragraph 4.8.1 stating that there is ‘no clear best performing broad location’. As set out above, it is important to note that the SA has not considered any proposed mitigation for each location. 3.16 From a review of Leamington Broad Locations, firstly in respect of the SA rankings, it is indicated at this stage that all locations scored equally well (major and minor positive impact) in respect of housing provision and access to PRoW/cycle path, primary school, Further Education and employment opportunities. On the other hand, all broad locations scored poorly (major and minor adverse impact) in respect of potential carbon footprint, landscape character impacts, Agricultural Land Classification, location within a Mineral Safeguarding Area, and potential increases in household waste generation. 3.17 Most of these broad locations, including Land North of Leamington, are currently located within and would require release from the Green Belt, save for the two broad locations furthest south of Leamington (SA Refs. B.14 and B.16). A summary analysis of these broad locations and the key findings of the evidence base (including the Sustainability Appraisal) is set out at Appendix 4. 3.18 Specifically in respect of Land North of Leamington, the Site is not subject to any notable environmental or physical designations or constraints (other than Green Belt) and scored as the best performing site in respect of: Biodiversity and Geodiversity; Landscape; and Education. Adding to this, the provision of site-specific mitigation and supporting facilities on site would enhance the score for the Site even further, particularly in respect of landscape, biodiversity and pollution impacts, and potential access to leisure facilities, a GP surgery and a food store. 3.19 Furthermore, Land North of Leamington scored particularly well in the SA in respect of its access to an NHS Hospital, bus stops, greenspace, and a railway station. Specifically, the Site is located less than 2.5km from Leamington railway station, the second closest of all 6 broad locations around Leamington and is also less than 3km from Warwick railway station. Settlement Analysis (January 2023) 3.20 Royal Leamington Spa is designated as a ‘Main Town’ and amongst the most sustainable ‘first tier’ settlements, alongside Warwick, Stratford-upon-Avon, Kenilworth and Whitnash. Further to this, Table 1 demonstrates that only Leamington and Stratford-upon-Avon are relevant to all growth scenarios originally identified in the SWLP Scoping Consultation document (May 2021). 3.21 The Settlement Analysis reviews the existing connectivity, landform and density position for Leamington Spa. Land at North Leamington is assessed as ‘Area 8’ within the mapping for ‘Cubbington and North Leamington’ which are set out at Appendix 1 of the Settlement Analysis. 11 3.22 The mapping for ‘Cubbington and North Leamington’ confirms the following: • Connectivity: The site benefits from a connectivity grade of C, demonstrating connections to at least one secondary street and possible connections to active links and a loop road or cul-de-sac, with barriers which may be overcome. The site’s connectivity grade C is the joint best grade of any area around Royal Leamington Spa, with most other areas falling under the poorer connectivity grade D. Specifically, the site benefits from an immediate connection off at least one primary street (Kenilworth Road), a loop road (Vernon Close) and a public footpath. • Landform Analysis: The site benefits from relatively flat topography and no Flood Zone or green infrastructure constraints. Therefore, there are no significant gradients that have the potential to impact on the ability and/or likelihood of using active modes of travel for some trips nor are there areas at risk of flooding which have the potential to impact movement and route options. • Local Facilities within 800m: Local facilities are also located within 800m walking distance of the site, including those relating to retail, jobs and economy; open space, leisure, recreation – well-being; and education. • Density: The existing settlement density adjacent to the site is also characterised as the ‘outer suburb’, providing between 20 and 40 dwellings per hectare, demonstrating that the development of the Site would align with the densities of the surrounding areas. 3.23 Through the masterplanning exercise set out in the Vision Document (Appendix 3) Taylor Wimpey has demonstrated that there will be opportunities to enhance the connectivity scorings once suitable mitigation has been applied. It is considered that ahead of the Preferred Options stage of the SWLP, the settlement analysis should be reviewed to consider the impact on new development – with mitigation applied. Bus Accessibility Mapping 3.24 The Bus Accessibility Mapping (April 2022) supporting the SA demonstrates that Land North of Leamington is located within 0-15 minutes bus travel time of Royal Leamington Spa, Warwick and Kenilworth. These settlements are all designated as ‘Major Towns’, defined as locations for major retail and leisure. 3.25 Consequently, the site benefits from direct access within 0-15 minutes bus travel time to essential services and facilities, including employment centres, GPs, dentists and pharmacies, and secondary schools and colleges, and is within 15-30 minutes bus travel time of two hospitals.

Question S7.2: 3.28 A mixed approach, blending all growth options, is recommended in order to appropriately satisfy all of the development needs of South Warwickshire over the Plan period. 3.29 Land North of Leamington is identified and assessed favourably across all growth options listed above, and can be delivered appropriately in line with the five overarching principles of the Local Plan, namely, to ensure that South Warwickshire is climate resilient and achieves net-Zero carbon; well-designed and beautiful; healthy, safe, and inclusive; well-connected; and, biodiverse and environmentally resilient. Development of the Site is also supported by the SWLP evidence base including the SA, Settlement Design Analysis and Bus Accessibility Mapping, as set out previously in these representations. 3.30 The Site represents a deliverable large-scale opportunity and appropriate strategy for growth, which will significantly support the delivery of predominantly housing and also economic needs throughout the Plan period. The Site also holds the potential to support a range of other uses/supporting facilities to deliver a sustainable community (should there be an evidenced need), and would be complemented by suitable on-site mitigation measures, as set out in the response to Question S4.2 above. 3.31 Furthermore, following the analysis undertaken in support of the Local Plan and summarised at Appendix 4, Land North of Leamington presents the optimum broad location for growth around Royal Leamington Spa, and amongst the existing settlements across South Warwickshire as a whole. Delivery of the Site will also comprise a wide range of benefits, as set out previously in these representations.

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Question S9: 3.32 Option S9b is the most appropriate option for South Warwickshire as there will undoubtably be a need to review and alter some existing settlement boundaries to accommodate the housing requirement up to 2050 on land adjoining existing sustainable settlements, including Royal Leamington Spa. 3.33 Option S9b is consistent with Paragraph 73 of the NPPF in that it will allow for the supply of large numbers of new homes to be delivered by significant extensions to existing villages and towns “provided there are well located and designed, and supported by the necessary infrastructure and facilities”. 3.34 This Part 1 Plan should carefully review and re-assess all settlement boundaries to consider the most sustainable pattern for delivering the development needs of South Warwickshire over the Plan period. Inevitably this includes the removal of land from the Green Belt, which currently inhibits some of the most sustainable locations for growth around existing settlements such as Royal Leamington Spa, presenting a strategic matter which must be dealt with as part of this Part 1 Plan. 3.35 In line with this approach, Land North of Leamington presents the most sustainable pattern for housing growth and should thus be accommodated accordingly through the respective review of the existing settlement boundary.