Land at
Lower Heathcote
Public Consultation Website
Welcome
Welcome to the public consultation website for proposed residential development on Land at Lower Heathcote, Leamington Spa.
This website provides:
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Information regarding the site;
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Vision and Goals for the site;
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Key considerations; and
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How to submit comments.
About MLPL and Northern Trust (the applicant)
Midlands Land Portfolio Limited (‘MLPL’) is the property development arm of Severn Trent. MLPL’s objective is to recycle redundant assets to provide new homes and jobs that will benefit the communities in which we serve. For this particular site, we have partnered with planning promotors, Northern Trust to assist us in seeking outline planning permission for residential development.
Northern Trust is a family-owned and privately-run property investment, development and strategic land promotion company established in 1962. The Strategic Land team has been promoting land for over 60 years and is currently promoting more than 50 sites across the UK. We are passionate about creating places where people want to live, delivering significant benefits that come with development.
Our experienced team focuses on securing outline planning permission, while carefully addressing site-specific constraints and opportunities.
About The Site
The aim of the proposed development is to transform the former Heathcote Sewage Treatment Works, now redundant brownfield land, into a new residential neighbourhood that delivers much needed homes alongside high quality green space. The scheme seeks to improve local connectivity, create landscaped green corridors, and contribute to the wider planned country park through reprofiling of land and new public open space. The site is located in Heathcote, south of Leamington Spa, within Warwick District. It sits between existing residential areas to the east and west, with Tach Brook forming its southern boundary.
The site is previously developed land having been the former location of Heathcote Sewage Treatment Works which closed in the mid 1990’s. Within the site the remains of the decommissioned sewage works are visible which includes areas of hardstanding, fenced off compounds and some underground structures.
To the north of the site is the location of the former detached dwelling known as Heathcote Lodge. This house was demolished in December 2022 following fire damage.
Planning Context
The site has been allocated for residential development since 2017 through the Warwick District Council Local Plan 2011 – 2029 – Policy DS11. The site is identified as site reference H02 and expected to deliver around 215 homes along with a country park.
This longstanding allocation establishes the principle of residential development on the site.
Site Considerations
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The site comprises approximately 13.95ha of disused brownfield land, previously used as a sewage treatment works.
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Sewage pipes run beneath the northern part of the site. Access is to be retained for maintenance purposes which prevents development in this area .
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There are two groups of Austrian Pine trees in the north of the site that are subject to a Tree Preservation Order (TPO). These trees are to be retained.
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There is currently no vehicular access or connectivity between the two existing residential areas to the east and west which serves as a barrier between the two areas for vehicles and cyclists/pedestrians. There is no permitted access through the site at present.
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The site is not subject to any statutory nature conservation designations. The site largely consists of tall ruderal vegetation, grassland and woodland, with some areas of scrub and vegetation. Tach Brook runs along the southern site boundary and is bordered by lines of trees.
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Ecological surveys will be undertaken to understand existing conditions and guide the design of the development. Although some existing vegetation will be removed to facilitate redevelopment, the proposals would incorporate biodiversity enhancements where appropriate and deliver the required 10% biodiversity net gain through a combination of on-site features and off-site provision, in line with national policy. There is potential scope to provide ecological improvement features integrated across the development.
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Ground levels vary across the site. The western boundary generally matches the elevation of the neighbouring land, but the eastern boundary—especially the area proposed for the Country Park—drops steeply to the land to the east. Earthworks will be necessary to re-grade the land and achieve a more even site level.
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The majority of the site falls within Flood Zone 1 (with the lowest probability of flooding). Small parts of the southern end of the site (which will not be built on) fall within Flood Zone 2 and 3 as a result of the flood risk associated with the Tach Brook.
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The site currently drains naturally with rainfall tending to flow southwards towards the Tach Brook. As part of any future development, a comprehensive surface water drainage strategy will be prepared to ensure runoff is carefully managed and that there is no increased risk of flooding on-site or to surrounding areas, including Tach Brook.
The Proposals
The emerging vision for the site is to create a new community that delivers up to 300 much-needed homes to meet Lower Heathcote’s diverse housing needs within a sustainable landscape setting. A policy compliant level of affordable housing would be provided, delivering up to 120 affordable homes.
Northern Trust will be seeking outline planning permission on the site. Outline planning permission is used to gain an understanding as to whether the nature of a development is acceptable and to establish the principle of development for residential use on the site. Subject to outline permission being granted, specific details known as ‘reserved matters’ can subsequently be confirmed under a separate planning application. In this instance, all matters are to be reserved except for access.
Landscaping and green routes are proposed through the site, connecting with existing residential developments.
Landscape features include the retained vegetation and TPO trees in the north and a potential play park. Tree lined roads and pedestrian and cycle routes are proposed throughout the site with access into the adjacent residential development at various points.
Vehicular access is proposed from Vickers Way from the west and will link to Lionheart Avenue to the east. The vehicular access proposed via Harbury Lane will be the retention of the existing track to serve the proposed self build plot only.
Earthworks are proposed to revise the existing site levels in the planned country park area of the site. Re-profiling of the existing levels along the eastern boundary will result in a final land profile re-graded to produce shallow gradients supportive of movement through the planned country park area.
In addition to the landscape features mentioned, the potential designated play park would be an equipped playground within easy walking distance from the new homes. The southern portion of the site would form part of the wider planned country park, as shown on the illustrative masterplan below.
Key aspects of the Concept Framework include:
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Retaining existing landscape features/trees to enhance biodiversity where possible;
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Enhancing existing routes across the site and introducing new connections; and
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Creating a new sustainable neighbourhood that is sensitively integrated with the local context;.
Country Park and SuDs Feature
The drainage scheme includes a SuDS attenuation pond which is proposed to be located to the south west of the proposed development and within the wider country park area. This important feature will be designed to provide ecological benefits and wildlife habitat as well serving the development for drainage purposes. We have worked closely with WDC to agree its location and design to make this a valuable feature of the country park. This is shown in the design below.
About the Site
The application site comprises approximately 13.3 hectares of land off Allerton Road, adjacent to the existing residential area of Allerton, which lies west of the city centre of Bradford. Directly north of the site is Chellow Dean Reservoir. There are residential properties to the south, east and northeast of the site's boundary. The west boundary of the site is bordered by agricultural land. The Site is currently used for agricultural use.
In terms of the Site surroundings, the Site is located approximately 4.32 km northwest of the centre of Bradford. The nearest supermarket (Aldi) is approximately 0.7 km south of the site. The nearest primary school is the Ley Top Primary School & Nursery which is approximately 1.4 km southwest from the site and the nearest secondary school is Doxin’s Allerton Academy which is approximately 0.5 km south of the site.
Comments
We are asking people who live and/or work in the area to view the proposals and let us know your thoughts on the proposals, the principle of residential development, what you think we should know about the surrounding area and how these points may influence the proposals. For example, what are your views on:
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The quantity of development proposed?
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The location of the proposed access?
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The illustrative masterplan?
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The provision of Public Open Space (POS)?
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What encourages or concerns you about the site?
If you would like to share your thoughts about the project, please send us your comments via the below comments form. The deadline for the receipt of comments is 5:30pm on Thursday 19th March 2026.
Alternatively you can write to us via email at: lowerheathcote@pegasusgroup.co.uk
All feedback received during this consultation will be carefully reviewed and considered by the project team. Your comments help us understand local priorities, identify any issues we may need to address, and refine the emerging proposals. We will use this input to shape the next stage of the design for the future planning application. A summary of the feedback and how it has influenced the proposals will be published as part of the Statement of Community Involvement report, ensuring the process is transparent and that your views are reflected in the decisions we take.
About Keepmoat Homes Ltd
Keepmoat Homes Ltd is one of the UK’s largest and oldest homebuilders, who are also the nation’s number one partnership homebuilder. Their business model and development approach enables them to build strong, long-term partnerships to successfully transform land into high quality new communities.
Since 2009 Keepmoat have built 19,000 homes, and their commitment has led them to achieve the National Home Builders Federation (HBF) Awards. Currently Keepmoat has over 60 live developments spread throughout the UK and each one aims to build communities and transform lives.
70% of their projects are carried out alongside local authorities and housing associations to ensure that the projects they develop are done quickly and in the most sustainable way possible whilst still delivering high quality homes.
Keepmoat are working alongside Bradford Council to ensure that the proposed development meets the goals set for the area. The key objectives are:
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More homes;
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Quality homes; and
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Homes for all.