LAND OFF WARWICK ROAD,
Leek Wooton
CADDICK HAVE SUBMITTED AN OUTLINE PLANNING APPLICATION TO WARWICK DISTRICT COUNCIL FOR A RESIDENTIAL LED MIxED-USE DEVELOPMENT TO THE SOUTH-EAST OF LEEK WOOTTON.
THE APPLICATION PRESENTS the opportunity to deliver a sustainable, well connected extension to the village.
Welcome
Caddick have submitted an Outline planning application for land to the south-east of Leek Wootton, off Warwick Road. The proposals would deliver up to 250 homes – with 50% affordable housing – alongside new community amenities, public open space, and land to support improvements at All Saints CofE Academy. The proposals are designed to complement the existing character of Leek Wootton and help address the housing needs of the District.
KEY FEATURES OF THE PROPOSALS
UP TO 250 NEW
HOMES
A mix of types and tenures including starter, family and homes for older residents, with 50% affordable housing – such as shared ownership and first homes – to meet the needs of the district.
NEW COMMUNITY
FACILITY
A flexible community building with space for uses such as a café, retail and meeting rooms, with an associated car park, to provide a welcoming gateway into Leek Wootton.
WALKING & CYCLING
ROUTES
New walking and cycling routes through the site, providing safe links to the school and village facilities, including ‘play-on-the-way’ features.
PUBLIC OPEN SPACE
A mix of types and tenures including starter, family and homes for older residents, with 50% affordable housing – such as shared ownership and first homes – to meet the needs of the district.
active travel
connections
Improved walking and cycling connections to the wider National Cycle Network, supporting and encouraging more sustainable travel options.
Land reserved for
primary school
expansion
Land reserved for the future expansion of All Saints CofE Academy, including potential for a games or sports space.
About Caddick
The Caddick Group, which includes Caddick Developments, Caddick Construction, and Moda Living, is one of the UK’s largest family owned property and construction groups. Growing from our northern roots 43 years ago, we take pride in being a family business, as well as a proven and responsible developer.
We are committed to listening to the community and constructive dialogue throughout the planning processes.
To find out more about us, please visit our website here caddick.co.uk
The Site
The site is located immediately adjacent to the south-eastern edge of Leek Wootton and is well contained by the built form of the settlement and Warwick Road to the north and west, and the A46 to the east and south. The site adjoins All Saints CofE Academy and is in close proximity to the community facilities available in the village.
It is well-connected by public transport and close to train stations in Kenilworth and Warwick. The site also benefits from a network of active travel facilities, including designated Public Rights of Way and the National Cycle Route 52, providing links to the wider area.
The site is not within a conservation area and contains no above ground heritage assets. It is located in Flood Zone 1 (therefore at the lowest risk of flooding) and is not constrained by any other environmental matters as set out in Footnote 7 of the National Planning Policy Framework (NPPF).
THE MAsTERPLAN
The Outline planning application submitted proposes up to 250 homes, a new community building, public open space, and land for a the expansion of All Saints CofE School. The site would be accessed from Warwick Road via a new junction, alongside dedicated pedestrian and cycle links, with an additional emergency-only access from Hill Wootton Road.
All homes will integrate sustainable, energy-efficient technologies – such as EV charging points and modern building materials – to help reduce carbon emissions and lower household bills for residents.
PLANNING CONTEXT
Warwick’s Green Belt Study identifies the site as Parcel LW2 and concludes it does not make a strong contribution to Green Belt purposes, with potential to be classed as grey belt.
The Council can currently demonstrate a 1.96-year housing land supply, significantly below the five-year requirement. The proposals would make a meaningful contribution towards addressing this shortfall and meeting increased housing targets under the emerging South Warwickshire Local Plan.
COMMUNITY ENGAGEMENT AT A GLANCE
367 consultation LEAFLETS DELIVERED - every house
1,731
Website views from 450 users
83 Public Exhibition Attendees
86 CONSULTATION RESPONSES RECEIVED
HOW THE MASTERPLAN HAS EVOLVED
Two masterplan options were presented at a public consultation in September 2025, with feedback on key themes such as traffic and access, scale and character, and green space informing substantial changes to the final masterplan.
Development Footprint
All development previously proposed north of Hill Wootton Road has been removed form the masterplan.
BUILDING HEIGHTS
Building heights and parameters have been set at up to 2.5 storeys with 2 storeys at the edges, to reflect the existing village character.
ACCESS AMENDMENTS
A single vehicular access point will be taken from Warwick Road, along with separate cycle and pedestrian connections. The access point from Hill Wootton Road has been downgraded to a pedestrian, cycle and emergency-only access.
COMMUNITY FACILITY BUILDING
PUBLIC OPEN SPACE
The public open space to the south of the site now features a reduced number of sports pitches, with a hybrid parkland mix in response to comments from the community.
A46 BUFFER
An enhanced landscape and acoustic buffer has been introduced along the A46 to improve screening, enhance biodiversity and reduce noise.
technical considerations
The Outline planning application is supported by detailed reports covering transport, landscape, ecology, drainage, noise, and highways to ensure the proposals have been appropriately assessed and designed, including all necessary mitigation measures.
Transport assessments have been undertaken to inform the masterplan and access strategy confirm that safe access can be achieved from Warwick Road, with additional emergency-only provision from Hill Wootton Road, and that any necessary improvements to the local road network can be identified and delivered as part of the proposals.
Frequently asked questions
Need for the development
Why here?
To address the chronic under supply of homes, the government made a commitment to build 1.5 million new homes and recent changes to national planning policy have been made to help support and realise this ambition.
Subsequently, Warwick District Council’s annual Mandatory Housing Target was increased in December by 66%, from 653 new homes a year to 1,085 a year. They are required to demonstrate a sufficient 5-year land supply for new housing, and as a result of the increased housing requirement, Warwick District Council currently faces a significant shortfall with only a 1.96-year housing land supply.
Leek Wootton is identified as a growth village in the Warwick District Council Local Plan. These are identified as having a reasonable range of services and facilities and being the most suitable for housing growth. The site therefore provides a sustainable opportunity to deliver much needed homes alongside community benefits such as affordable housing, green spaces, and land for Leek Wootton All Saints CofE Academy.
What is ‘grey belt’ land?
As set out in the NPPF, development in the Green Belt will be considered appropriate where it utilises grey belt land and there is a demonstrable need for the type of development being proposed.
Grey belt land is land in the Green Belt comprising previously developed land and/or any other land that, in either case, does not strongly contribute to purposes (a), (b) or (c) of the Green Belt.
The Council’s own Green Belt study identifies the site as Parcel LW2 and concludes that it does not make a strong contribution to any of the three purposes noted above.
The site therefore has the potential to be considered grey belt land and suitable for development, subject to further consideration.
The Proposals
What type of homes will be delivered?
The proposals include approximately 250 homes, with 50% affordable housing, in a variety of types and tenures to meet local needs — such as starter homes, family homes, and options for older residents or those looking to downsize.
How will the proposals support sustainability?
Every home will be designed to meet modern energy-efficiency standards, featuring EV charging points and high-quality construction materials. Across the site, sustainable drainage systems (SuDS) and carefully planted landscaping will further support local biodiversity and manage surface water effectively.
The development will also deliver a biodiversity net gain of at least 10%, through the introduction of new habitats and enhancements including species-rich wildflower meadows, native tree planting, rain gardens and tree planting along streets.
How will the development support the local school?
Land has been safeguarded to allow for the future expansion of All Saints CofE Academy, with the final details to be agreed with the school. In addition, a new multi-purpose car park with an indicative capacity of around 54 spaces will serve the school at times of most need – for example, during school events and shows – as well as the proposed community facility.
A network of pedestrian and cycle paths will also encourage safe, sustainable travel, reducing reliance on cars – particularly during busy school drop-off and pick-up times. A dedicated pedestrian and cycle connection to the school will be provided from within the site, incorporating ‘play on the way’ features along the route.
How can the community be confident about aspects being delivered?
All of the land within the application site is wholly controlled by the applicant, meaning any commitments made now have been accurately costed, can be delivered, and will be secured via planning obligations.
How will noise from the A46 be addressed?
A Noise Impact Assessment has been prepared which confirms that suitable internal and external standards can be achieved through an appropriate scheme of mitigation.
This will include a landscape buffer with development set back at least 30m from the A46, incorporating structural native planting that will protect new residents from road traffic noise and provide spaces for nature. Noise assessments have been undertaken which conclude that noise from the A46 does not present a significant constraint to development.
How will drainage be managed?
A drainage strategy has been prepared which demonstrates that an appropriate drainage system for both surface water and foul water can be provided on site. Surface water runoff rates will be limited to the existing greenfield runoff rate, ensuring the development does not increase flood risk off-site.
Sustainable Drainage features will be integrated throughout the site, including attenuation basins designed to combine sustainable drainage with ecology – planted with species-rich wildflower grassland and wetland vegetation.
The site is located within Flood Zone 1 with very low flood risk from both fluvial and pluvial sources.
What community facilities will be provided?
The proposals include a new multi-purpose community and/or retail facility of up to 500 sqm, to create a welcoming gateway to the site and village, on Warwick Road. Current plans could include a small local shop, a potential café, toilets, and meeting rooms.
A car park with an indicative capacity of around 54 spaces will also serve the facility, the school and users of the public open space.
What green or open space will be provided?
The proposals include extensive areas of publicly accessible green space. To the south of the site, a large multifunctional area will accommodate sports pitches as well as general recreation space – reflecting community feedback that a multi-use area would be preferable. North of the watercourse, the area will become accessible parkland.
A community orchard with fruit-bearing trees set within wildflower meadows is also proposed, along with pocket parks, play areas, and ‘play on the way’ features along key routes.
Existing hedgerows and trees will be retained where possible, and new native planting will strengthen the site’s green infrastructure.
Traffic, Access & Highways
How will the development improve local connectivity?
The proposals include new, safe, and well-connected walking and cycling routes throughout the site. These will link to existing Public Rights of Way, National Cycle Route 52, and planned upgrades to the wider network, encouraging more sustainable modes of transport.
A range of off-site highway improvements are also proposed, including the provision of additional pedestrian crossing points, extension of the 30mph speed limit on both Warwick Road and Hill Wootton Road, and wider improvements to pedestrian crossings within the centre of Leek Wootton – such as tactile paving and dropped kerbs at nearby junctions, and changes in surfacing to encourage drivers to approach the village with caution.
How will traffic and access be managed?
The main vehicular access will be from Warwick Road, via a right turn junction. Pedestrian and cycle access will also be provided from Warwick Road, with a separate pedestrian, cycle and emergency-only access from Hill Wootton Road.
Detailed transport assessments have been submitted with the planning application to demonstrate safe access into the site and to confirm that local highways have sufficient capacity to accommodate the additional traffic movements.
A Construction Traffic Management Plan will also be prepared to mitigate potential disruption to residents during the construction phase.