About this page
How this part of the Local Plan Options Document works
These site options pages contain the following sections:
Site background
- A broad description of the site, with map if appropriate
- An overview of development proposed or already in progress
- Relevant aspects of planning policy for this site
- The history and status of any planning applications for this site
Options for the new Local Plan
We may suggest one or more possible approaches:
- Keeping existing plans for this site as they are
- Making small changes to our approach, which may allow for changes
- Replacing the approach with something that is substantially different
- Identifying factors or events which may affect this policy in the future
Each option will have a short analysis:
- Opportunities presented by the site option
- Constraints (obstacles which would need to be addressed)
- Mitigations (Measures that would be needed to reduce any harm development would cause)
- Further information we'd need to make a more in-depth assessment of the suitability of the site or option
Policy context note
- Where decisions about this site or option may affect how we approach other sites (or vice versa), we will add a note to explain
Explore this site option
Select a section below to read more.
7.48 The area sits within the existing landscape comprising agricultural fields, enclosed by the valley to the northeast, which forms part of the Wellow Brook valley to the north. To the south of the valley, the landform rises to form a shallow plateau, centred along Green Parlour Road.
7.49 The A362 runs through the area providing vehicular access to both the northern and southern parts of the locality. Development of this area would be an expansion of Writhlington.
7.50 New development would generate the need for new and improved links to the town centre and to the surrounding countryside. The existing five-way junction at Frome Road, Old Road and Manor Road is heavily congested at peak times. In particular, there are schools and associated traffic either side of the junction. Development would require and could help facilitate improvements to the existing junction, which would provide better access to and within the area also better supporting a local centre. In order to enable development and in addition to improving the existing five-way junction, a new junction would need to be created to relieve pressure on the existing five-way junction. Manor Road is currently used as a ‘rat run’ to access Peasedown St John. Braysdown Lane which connects to Manor Road is proposed to be designated as a quiet lane which may help reduce the use of Manor Road by cars.
7.51 There are limited public transport connections into the town centre therefore, currently people without a car struggle to access services. The potential to improve public transport connections associated with any development would also need to be explored.
7.52 The area is surrounded by gently rolling, open countryside, easily accessible by existing lanes and new and improved connections. Nearby ancient woodlands would be a natural edge to the development and these areas of planting could be expanded by the creation of a buffer zone, which would provide protection for the ancient woodland and improve biodiversity
7.53 The area is located at the edge of a rolling and indented plateau with the steep sided valley of the Wellow Brook immediately to the north. It occupies an elevated position on the skyline. It is therefore important that any development retains a green landscape setting of the wider Writhlington area. The existing network of hedgerows, along field boundaries and roads, would also need to be strengthened and new open spaces created to form a landscape setting for any new development. New landscape planting would be needed to soften the visual impact of development. There are also walking connections of paths and lanes into the countryside and scope for more and improved connections.
7.54 Any future development would need to be on land within both B&NES and Somerset Council administrative areas in order to provide a quantum of development necessary to facilitate provision of shops, services and improvements to the road network. This requires ongoing dialogue between the two Councils regarding the potential for future development If development were to be progressed the two councils would also then need to co-operate on their respective Local Plans and work together on preparing a placemaking strategy to facilitate creation of a high quality, sustainable and healthy development well connected to the rest of Radstock and the surrounding area. In addition, the councils would need to liaise on identifying infrastructure requirements and funding arrangements including developer contributions.
7.55 The area east of Radstock has the potential to support a reasonably large scale residential-led development, which would also deliver open space, social infrastructure, nature recovery and improved local facilities over the Plan period. Development of this scale and in this location would also support regeneration efforts in the local town centres.
Figure 52: Context Plan - East Radstock
Site Options
7.56 Development in this location could provide up to 1,000 homes (although an option for a lesser amount of development is also set out below). If the site is to be developed then the quantum of the development must be viable to allow for and help deliver junction improvements along the A362.
7.57 Vehicular access will be directly off the A362 and the Old Road will be transformed to active travel modes and local vehicular access only.
7.58 The new development would be located partially on the shallow plateau, with existing hedgerows strengthened and new planting established along key access roads and the new footpath and cycleway network, to help integrate the development into the landscape and in views from the east.
7.59 The nearest bus services are located in Radstock town centre, although there may be potential to extend services if critical mass can be achieved, where a Mobility Hub is proposed to facilitate interchange between modes.
7.60 Vehicle access would be provided from routes which provide connections to the A362 and Old Road. To the north, the A362 connects to Radstock town centre and surrounding residential areas. Old Road provides an additional route to Radstock town centre. Access points for active modes can also be provided to both of these routes. Providing a vehicular access onto the A362 offers the potential to reduce the number of traffic movements at the nearby five-ways junction, which could reduce safety and congestion issues.
7.61 A larger development might provide the opportunity to deliver better supporting facilities. Providing supporting facilities offers the potential to improve access to amenities for the local population, reducing distances that people need to travel.
Option A
7.60 Option A would provide 550 homes, along with junction improvements.
Figure 53: Indicative Context Plan - East Radstock Option A (550 homes)
Opportunities
- Approximately 550 homes, of which an element would be affordable housing.
- New community and recreation facilities.
- Improvements to existing road junctions.
- Improved access to the countryside.
Constraints
- The landscape setting of the existing site.
- Existing traffic congestion.
- Cumulative impact on school places.
Mitigation required
- Additional traffic junction to ease congestion.
- Landscaping.
- Community facilities.
Further investigation or evidence
- Landscape plan.
- Ecological assessment.
- Highways and traffic assessment.
Option B
7.63 Option B would almost double the development potential from Option A. Development is extended to the south with the option to provide new recreation facilities. There would be a further road connection onto Knobsbury Lane.
Figure 54: Indicative Context Plan - East Radstock Option B (1,000 homes)
Opportunities
- Approximately 1,000 homes, of which an element would be affordable housing.
- New community and recreation facilities.
- Improvements to existing road junctions.
- Improved access to the countryside.
Constraints
- The landscape setting of the existing site.
- Existing traffic congestion.
- Cumulative impact on school places.
- Knobsbury Lane is an important skyline view and would require significant landscape buffering.
Mitigation required
- Additional traffic junction to ease congestion.
- Landscaping.
- Community facilities.
Further investigation or evidence
- Landscape plan.
- Ecological assessment.
- Highways and traffic assessment.