Preferred Options Consultation - Land at Stratford Road, Warwick

Object

Representation ID: 67365

Received: 12/12/2014

Respondent: Bovis Homes Ltd

Agent: Marrons Planning

The site is not a suitable location for development, and is not justified to be an allocation by the evidence base.
The Preferred Options Consultation Paper states that the Council had been unaware of this site and it had not previously been considered by the Council. In 2009 the Council concluded the site was not suitable for housing for a variety of reasons.
The extent of the effect on nature conservation will not be known until more detailed surveys have been carried out in the appropriate season
The site adjoins the Grade I Registered Park and Garden of Warwick Castle Park, and Warwick Conservation Area. The Council's evidence base considers that the "small scale of the proposal" will mean it is unlikely to have a negative effect. Paragraph 129 of the Framework requires the Council to identify and assess the significance of any asset that may be affected by a proposal
Notwithstanding, the site's location within Flood Zones 2, 3a and 3b, the Council considers that "there is mitigation available does not accord with paragraph 100 of the Framework, which states that "Local Plans should apply a sequential, risk-based approach to the location of development to avoid where possible flood risk to people and property and manage any residual risk ... by: applying the Sequential Test; if necessary, applying the Exception Test." Neither test has been undertaken
The evidence produced does not support the Agricultural Land Classification (which is Grade 3a/4). The Gypsy and Traveller Site Assessments (August 2014), Appendix 3 states that the land off Stratford Road is 'Agricultural Land Value Grade 2', a conclusion shared within the SHLAA evidence. The SA states that the "loss of Grade 3a agricultural land means that there is the potential for a major negative effect against SA Objective 9." This effect will be worse if the land is Grade 2.
There is no evidence to demonstrate the land can be satisfactorily accessed from the public highway via the existing private road serving Longbridge Farm.
Deliverability
The deliverability of the site has not been demonstrated given the uncertainty in relation to ecology, heritage, flooding, and access.
The Council is required to allocate land of least environmental value. This has not been demonstrated.