8.5 Proposal BIT.2 – Bishop’s Tachbrook – Land to South-west

8.5 Proposal BIT.2 - Bishop’s Tachbrook - Land to South - west Masterplan showing BIT.1 (to the north) and BIT.2. Proposal BIT.2 ~ Requirements Bishop’s Tachbrook – Land to South-west (Red House Farm) Location Site BIT.2 is located to the south west of Bishop’s Tachbrook and is bounded by the Warwick Bypass (A452) to the north-west and Banbury Road to the east. The site extends across the M40, with land located on both sides of the motorway. Site Size 160 hectares overall, with approximately 121 hectares for strategic employment use. Summary Land within this allocation will be developed to deliver a gateway strategic employment site with approximately 121 hectares of strategic employment land. Site BIT.2 will deliver a new motorway junction to replace junctions 13 and 14 of the M40, with access to Warwick and Leamington provided via a new dual-carriageway link road through the site. The new junction will include a new bridge across the motorway, providing access to employment areas set within green and blue infrastructure on both the western and eastern sides of the M40. Timescale 2027-2034/35 . Key Development and Land Use Requirements 160 hectares of land is allocated for strategic employment development and supporting infrastructure comprising of: • A gateway development of approximately 121 hectares of strategic employment land comprising 3,750,000 sq ft of employment floorspace. • Appropriate uses are considered to be those that fall within the logistics and commercial uses (Use Classes B8 and B2). • A central mixed-use hub providing supporting and ancillary uses including flexible office space; an Innovation Centre; start-up / incubation units; a hotel; a creche; leisure and wellbeing space (for example a gym and sports court); commercial space (for example a café); and a limited amount of key worker housing. • The delivery of a new motorway junction on the M40 to replace existing junctions 13 and 14 and a new dual- carriageway link road through the site to provide access to Warwick and Leamington Spa, to be funded and delivered by the developer. • A new Park and Ride facility and multi-modal transport hub with bus and active travel integration and renewable refuelling infrastructure. • 39 hectares of green and blue infrastructure as part of a comprehensive landscaping scheme. • Development should contribute to the development of affordable workspace in accordance with Policy EC.4. • Provision for a travelling showpersons yard suitable to accommodate at least 6 plots, plus amenity space and buildings. Infrastructure Funding Requirements • The development will deliver significant new strategic highways infrastructure which will provide wider associated benefits including improved access to other areas of strategic growth and addressing existing issues with the M40 motorway. • The developers will fund and deliver a new junction on the M40 replacing junctions 13 and 14 which are at capacity. The new junction will provide direct access to Warwick and Leamington Spa via a new dual- carriageway link road through the site to Grays Mallory roundabout and Europa Way. • Strategic infrastructure, including the motorway junction, main access routes and servicing of employment plots, will be required to be delivered at an early stage in the development, broadly aligned with first occupation. • The development will include provision of a new Park and Ride facility and multi-modal hub, integrating public transport connectivity with a comprehensive network of active travel routes linking the site to the wider area. • The development should incorporate supporting infrastructure for sustainable and low carbon transport, including provision for electric vehicle charging and other emerging technologies. The site is expected to be managed by a private management company responsible for the maintenance of communal areas. Strategic road infrastructure will be delivered to adoptable standards and adopted by the relevant Highway Authority. • Development proposals will be required to contribute to the South of Leamington Sustainable Transport Corridor improving connections to Leamington via Europa Way in accordance with SWLP Policy ID.5. Urban Design Principles • Development to be landscape-led, with a strong network of green and blue infrastructure forming the primary framework for the site. • Development to create a high-quality gateway and sense of arrival to Warwick and Royal Leamington Spa, including strong frontage and design along key routes and the motorway junction corridor. • Development to incorporate a central hub providing a focal point for activity and supporting uses. Development to be designed sensitively to the surrounding landscape setting, responding to topographical constraints, providing screening to off-site heritage assets, and addressing wider views (including towards the Grade I listed parkland to the north and from the M40), which will be critical to the gateway function. • Proposals will be expected to demonstrate how they have accounted for the strategic design principles set out in Policy DS.19 (including Design Codes). Active Travel Requirements • The development will include provision for a multi- modal hub, integrating public transport through a new Park and Ride facility, with pedestrian and cycle routes. The development will include provision of a comprehensive network of walking and cycling routes, integrated with public transport infrastructure and the wider movement network with pedestrian and cycle links towards Bishops Tachbrook and Leamington Spa urban areas and allocated housing site BIT.1 https://www.warwickshire.gov.uk/major-transport- construction-projects/a452-europa-way-corridor/2 Access, Highways and Public Transport Requirements • Development will be required to deliver significant improvements to the local and strategic highway network (as set out above) including integration with the M40 and connections to Greys Mallory roundabout and Europa Way via the new junction and link road. The new M40 junction should include provision for a future access spur in the direction of Wellesbourne. • Development shall provide a comprehensive network of walking and cycling routes, integrated with public transport infrastructure and the wider movement network. • Development will be required to deliver a Park and Ride facility and associated bus infrastructure, including provision for enhanced or extended bus services, to support sustainable access to Warwick, Royal Leamington Spa and the wider area. This facility will potentially replace the park and ride at the Asps Park and Ride scheme to the north. • Development proposals will be expected to demonstrate proactive and collaborative engagement with the relevant highway authorities and statutory bodies to ensure the timely and coordinated delivery of the strategic transport infrastructure necessary for the development. Environmental Health Requirements • Development will require a full Environmental Impact Assessment with an appropriate consideration of noise and pollution effects. Historic Environment Requirements and Constraints • Development proposals must consider their impact in relation to the nearby heritage assets and must be sensitive to the presence of them and avoid substantial harm. • An appropriate Heritage Impact Assessment should be prepared to assess potential impacts on heritage and archaeology. Flood Risk, Drainage and Water Supply • Site BIT.2 is entirely located in Flood Zone 1 with some areas at risk of surface water flooding. • All proposals must be prepared in accordance with Policy ID.9 – Reducing Flood Risk and ensure that appropriate measures are in place at sewage treatment works to facilitate the development's progress. • Appropriate SUDS to deal with surface water drainage should be implemented in accordance with Policy ID.12. Biodiversity and Green & Blue Infrastructure • A comprehensive network of green and blue infrastructure will be provided across the site in accordance with Policy ID.13, forming a key structuring element of the development and delivering biodiversity net gain. • Development will be expected to be designed and delivered in line with the recommendations set out in the SWLP Landscape Assessment and/or the Warwickshire Landscape Guidelines. • Green infrastructure should be multi-functional, incorporating habitat creation, sustainable drainage, landscape screening and opportunities for access and recreation. • Development should deliver a strong landscape framework, including woodland planting, green corridors and appropriate buffers to surrounding areas, to mitigate visual impact and integrate the development into the wider landscape. Public Open Space • Provision of open space shall be delivered as part of a comprehensive green infrastructure network across the site, comprising a significant proportion of the site and include strategic landscaping, woodland planting and green corridors linking habitats. • Open space should be multi-functional, incorporating biodiversity enhancement, sustainable drainage, landscape screening and buffering, opportunities for informal recreation and routes for walking and cycling. • Open space should be integrated with the wider movement network and provide landscape buffers to surrounding areas. Other Constraints • Development proposals will be expected to address site- specific constraints, including minerals safeguarding, impacts on the setting of nea