FAQs

Taylor Wimpey was formed by the merger of George Wimpey and Taylor Woodrow in 2007. With a history dating back to the 19th Century, Taylor Wimpey is one of the largest homebuilders in the UK and aims to be the nation’s leading residential developer for creating value and delivering quality. Taylor Wimpey is passionate about working with local people, businesses, local authorities and its customers to build aspirational homes.

Find you more about Taylor Wimpey at www.taylorwimpey.co.uk.

The site extends to approximately 72.8 hectares located on the northwestern edge of Leamington Spa, to the south of Old Milverton village. The site is bounded to the north by Sandy Lane / Old Milverton Lane, an existing property and the Nuffield Health Warwickshire Hospital and to the east by Kenilworth Road. The southern boundary is formed by the residential areas off Northumberland Road and Guys Cliffe Avenue, and the western boundary by the CrossCountry railway line.

Informed by the site's proposed allocation to meet local housing need in the emerging South Warwickshire Local Plan, Taylor Wimpey's outline vision for north Leamington envisages the delivery of:

• Approximately 1,100 high-quality, energy-efficient homes in a range of styles and tenures.
• Up to 50% provided as affordable housing, including shared ownership homes that would appeal to first-time buyers.
• A serviced site for the provision of a new primary school.
• A new foodstore to serve new and existing residents.
• A local centre providing a range of community services.
• A site for future non-residential use, providing potential employment, health or care use.
• Extensive landscaped public open spaces and biodiversity areas, providing access to outdoor recreation for the new and existing community.
• Sports pitches and associated facilities.
• An access strategy prioritising active travel and connectivity with the new Kenilworth to Leamington (K2L) project.
• Vehicular, pedestrian and cycle access via Kenilworth Road and Sandy Lane.
• Tree-lined street frontages within the neighbourhood.
• Investment to support wider local infrastructure, such as healthcare, education, active travel and public transport.

The proposed development is homebuilder-led, with Taylor Wimpey taking the scheme through the entire process from outline planning to delivery, providing consistency and certainty for the wider community.

The proposed development site occupies a highly sustainable location on the edge of the settlement boundary of Leamington Spa. It has been identified as a preferred option for housing delivery as part of a proposed allocation, SG06 ‘North of Leamington Group’, in the South Warwickshire Local Plan (SWLP).

Changes to the National Planning Policy Framework (NPPF) announced by the Government in late 2024 significantly increased the number of homes needed to be delivered in Warwick District, from 653 to 1,062 homes per year.

A new grey belt policy was also introduced in the NPPF. This allows development in some areas of Green Belt, provided certain criteria are met. Grey belt includes land that ‘does not strongly contribute’ to Green Belt purposes which are set out in the NPPF. While the land north of Leamington is located within the Green Belt, it occupies a highly sustainable location and meets the criteria for grey belt land.

The NPPF also requires that local authorities are able to demonstrate a five-year housing land supply. This is the amount of land that the Council must identify to ensure there are sufficient deliverable sites for to meet its housing target over a rolling five-year period.. Warwick District Council currently cannot demonstrate a five-year supply of deliverable housing land. 

Considering the significantly increased housing targets for the district and the site’s identification as part of a preferred option for housing and infrastructure delivery, Taylor Wimpey is preparing outline plans for the site alongside the ongoing process of preparing the Local Plan. This will help to ensure the delivery of homes at an early stage in the plan period, contributing towards the Council's required housing land as well as delivering important community infrastructure, including a new school, active travel connections, outdoor recreation facilities and a new foodstore.

An outline planning application establishes the broad principles of development, such as access arrangements, illustrative concept layout, number of homes, community facilities, and general extent of development.

If outline planning permission is granted, detailed planning applications called reserved matters applications would then be prepared for each phase of development. These would include further detail such as architecture, materials, detailed layout and landscaping. Both outline planning application and reserved matters are subject to statutory consultation carried out by the Local Planning Authority (Warwick District Council).

Since work on the South Warwickshire Local Plan was started, the Government published a new National Planning Policy Framework (NPPF). Published in December 2024, the new NPPF significantly increased housing targets for many local authorities, including Warwick District. It is therefore important that sites that have been identified as being suitable to meet future housing needs are delivered in a timely manner. Progressing an outline planning application alongside the process of adopting the new Local Plan, will enable the delivery of new homes and community facilities from an early stage in the plan period, helping the Council to demonstrate housing delivery.

The proposed planning application will be for outline planning permission which will establish the broad principles of development, such as maximum number of homes, an illustrative layout and site access arrangements.

Should the outline planning application be approved, finer details such as specific house types, detailed layout, architecture etc would be subject to subsequent further applications (called reserved matters ) for each phase of development. This would involve further consultation with the community and statutory bodies.

While house types would be determined at the reserved matters planning stage, we have provided images of existing Taylor Wimpey developments on this website to provide an idea of the types of high-quality homes we build.

Up to 50% of the new homes at the new neighbourhood would be affordable homes, in line with the “golden rules” set out by the Government for development on sites that were previously in the Green Belt. This will include a mix of homes for social rent and shared ownership homes for first time buyers.

Taylor Wimpey is committed to building great homes and creating thriving communities. Embedding sustainability across the business, delivering high-quality homes and places where customers can adopt a more sustainable lifestyle, are key priorities.

Our proposed new neighbourhood in North Leamington would provide homes built to the emerging Future Homes Standard. This will see all homes equipped with air source heat pumps, PV (solar) panels, EV charging points and very high standards of insulation future proofed to achieve carbon zero.

Taylor Wimpey’s proposals for north Leamington are infrastructure-led, recognising the importance of delivering the services and facilities required to support a new neighbourhood of circa 1,100 new homes.

A new primary school is included within the illustrative masterplan. It is currently proposed that this will be located towards the south of the site, north of the existing allotments.

The development will also provide a new foodstore to serve not just the new neighbourhood, but the wider community. Discussions are taking place with national food retailers as potential future operators of the store. It is currently proposed that this would be located in the eastern part of the site, immediately adjacent to the proposed access from Kenilworth Road.

A local centre will be provided centrally within the new neighbourhood. This would provide a range of community uses, included areas to meet and socialise, as well as the potential for café, local retail, coworking, community meeting space and other such uses.

As part of the open space proposals for the new neighbourhood, new playing fields are proposed along with associated changing facilities. It is currently envisaged that these would be provided as football pitches.

A parcel of land in the northeastern corner of the site, adjacent to the existing Nuffield Health Warwickshire Hospital has been set aside for potential future non-residential use which could include health, senior living care, or employment use.

From the outset, the proposals for the development have been landscape-led and shaped as much as possible by existing landscape features such as hedgerows, trees and field patterns.

The landscape-led approach will see the retention of existing higher-value habitats such as mature trees and hedgerows at field boundaries. Significant additional planting will increase tree cover across the site and provide habitat enhancement.

The layout has been arranged to locate all built development within Flood Zone 1, meaning it is at the lowest risk from flooding and is appropriate for housing development. A small watercourse is present in the north of the site, but the development will be located well outside of its associated floodplain.

Surface water drainage will be managed by a sustainable drainage system (SuDS), incorporating attenuation basins at key locations across the site. These will collect surface water runoff from the proposed new neighbourhood. This will ensure that surface water discharge rates do not exceed existing levels and, where possible, will provide betterment over the existing surface water drainage on the site and in the surrounding area. With appropriate planting, the proposed attenuation areas will also deliver biodiversity benefits through the provision of additional wetland habitats.

Vehicular access to the site is to be provided from Kenilworth Road and Sandy Lane. It is currently envisaged that a new traffic light controlled junction will be provided on Kenilworth Road which will incorporate signalised crossings for pedestrians and cyclists to ensure safe access to and from the Kenilworth to Leamington (K2L) active travel route.

Access(es) onto Sandy Lane will be a lower order simple priority junction(s) in keeping with the character of the existing road.

The accesses will be linked by a spine road through the site. Key sections of the spine road will be designed to facilitate bus services and will deliver footways and cycleways alongside.

Numerous other pedestrian and cycle routes will provide connections to and incorporate the existing public rights of way network. These pedestrian connections into the site will be via footpath W176 to the west onto Old Milverton Road across the railway line, L3 into Bamburgh Grove. A pedestrian and cycle connection will also be provided onto Guys Cliffe Avenue.

A key consideration with the delivery of the site is to ensure good connectivity with existing facilities and the local area, ensuring connected communities and promoting sustainable modes of transport for local journeys.

The access proposals for the site will deliver a high quality signalised all-movements access onto the A452 Kenilworth Road. This will deliver essential connections for pedestrians and cyclists into Leamington Spa for education, employment and leisure uses, along with future connectivity to Kenilworth via the emerging K2L active travel scheme.

The proposed development is being designed to facilitate bus routes into the centre of the site to a new transport hub. Discussions with local bus operators and Warwickshire County Council as the Local Highways Authority will take place through pre-application discussions to ensure that a frequent, high quality and viable service can be provided for residents.

In addition to the extensive new walking and cycling infrastructure being provided as part of the proposed accesses set out above, there will also be a network of walking and cycling routes throughout the proposed development, placing active travel front and centre of movement proposals for the site. In addition, the existing public rights of way that cross the site are retained within the illustrative masterplan to enhance accessibility.

Extensive technical work is ongoing through pre-application discussions with Warwickshire County Council and National Highways to investigate the potential cumulative impact of development on key junctions and routes across the local road network. This will inform any necessary mitigation and improvement works required, which will either be directly delivered by Taylor Wimpey or through pooled contributions where cumulative impacts with other developments are identified.

The existing public right of way crossing the site will be retained, enhanced, and incorporated into a network of new public walking and cycling routes through the site and connecting to the wider area.

A key consideration with a planning proposal such as this is to ensure that local services receive the investment they need to serve the additional demand arising from the development.

In addition to the new community facilities that will be provided within the proposed development, significant investment into local infrastructure such as healthcare and education will be generated.

Specific details about any financial contributions will be informed by consultation carried out by Warwick District Council with statutory bodies such as the local NHS Integrated Care Board and the Local Education Authority on their requirements.

All financial contributions will be agreed and secured via a legally-binding agreement (called a Section 106 agreement) between Taylor Wimpey and the council.

The development will also generate significant Community Infrastructure Levy (CIL) funding that will be paid to the council towards other infrastructure requirements.

The outline proposals are at a very early stage, and we want to ensure that the outline proposals for northwest Leamington align as much as possible with the aspirations and priorities of the community in the town and nearby villages.

Following our outline consultation, we will review all feedback we receive during the consultation period. Alongside this, technical studies and site analysis will be ongoing, alongside collaborative work with statutory bodies. This will help to inform the process of finalising and submitting an outline planning application to Warwick District Council later in 2026.

Once the outline planning application has been submitted, this consultation website will be updated with information about the submitted plans and email notifications will be sent to all who have opted-in to receive them advising of the outline planning submission.

Once the outline planning application has been submitted and registered by Warwick District Council, the council will carry out Statutory Consultation on the plans, seeking feedback from statutory bodies such as local town and parish councils, the local NHS Integrated Care Board, education providers and highways authorities, as well as members of the public.

The council will then make a decision on our outline planning application.

With the emerging proposals at a very early stage, we want to ensure that the outline proposals for northwest Leamington align as much as possible with the aspirations and priorities of the community in the town and nearby villages.

We have created this website to provide an opportunity for local people to view and help shape the proposed development, providing feedback on local priorities for new homes, community facilities, green infrastructure, connectivity and community investment.

Alongside the online consultation, we will also be holding a drop-in information event for those who prefer an in-person format or have limited access to the internet. This will take place as follows and all are welcome:

If local residents have any queries, please contact our consultation team at hello@twnorthleamington.co.uk or 0121 6636614.

If you would like to be kept up to date about the new homes that will be available on this development if and when planning permission has been approved, you can do so by visiting the following webpage and clicking the ‘Register Interest’ button:

https://www.taylorwimpey.co.uk/new-homes/royal-leamington-spa/north-leamington

If local residents have any queries, please contact our consultation team at hello@twnorthleamington.co.uk or 0121 6636614.