About this page
How this part of the Local Plan Options Document works
These site allocation 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
Site analysis
A short summary of our assessment of the site so far
- Opportunities presented by the site
- Constraints (obstacles which might make it a poor site to develop)
- 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
Policy context note
- Where decisions about this site may affect how we approach other sites (or vice versa), we will add a note to explain
Explore this site allocation
Select a section below to read more.
6.103 Option B comprises:
- A triangle of land located directly east of the A37 between the A37 and Queen Charlton Road
- Land adjoining the village to the east, currently occupied by Horseworld
6.104 The site is located in the Green Belt. The Strategic Green Belt Assessment carried out by WECA to inform the now halted Spatial Development Strategy assesses these land parcels (P92) as making the following contribution to each of the NPPF Green Belt purposes:
- Purpose 1 - checking the unrestricted sprawl of large built-up areas: significant contribution
- Purpose 2 - preventing the merger of neighbouring towns: moderate contribution
- Purpose 3 – safeguarding the countryside from encroachment: significant contribution
- Purpose 4 - preserving the setting and special character of historic towns: limited / no contribution
Option B
Figure 42: Option B - Whitchurch Village, Eastern extension of the village
Opportunities
- Provision of around 500-600 homes.
- Residential-led mixed-use development, including provision of a primary school and small-scale employment space.
- Public realm improvements along the A37 to improve pedestrian and cycle connectivity, with local mobility hub connecting to national cycle route
- Development in location less sensitive in heritage and landscape terms.
- Opportunity to improve access for residents into Stockwood Vale Valleys, and walking routes across to Keynsham.
Constraints
- Located in the Green Belt.
- Not considered to be a particularly good location to provide a village shop, due to distance from existing village centre and the A37.
- Significant walking distances from eastern edge of development parcels to existing village centre, and facilities located in Whitchurch Bristol.
- Land parcels making up this option are located within areas assessed to have either a low risk of harm to heritage assets, or in areas of high-medium, or medium risk of harm to heritage assets. In the latter two areas it is considered that development could result in a harmful impact on the significance of heritage assets, but this impact is likely to fall within the definition of ‘less than substantial harm’, and/or could be reduced via appropriate mitigation (such as via landscape design solutions). Any harm will need to be weighed against public benefits that are provided by developing the parcel.
- Secondary school pupils would need to be transported to Broadlands in Keynsham at cost to the Council, and would not be able to reach school using actives modes.
Mitigation required
- Significant green buffer required to eastern edge, to protect views from Queen Charlton Conservation Area.
- Green infrastructure required along A37 to soften edge of development parcel when viewed from heritage assets located to the south west.
Further investigation or evidence
- Landscape sensitivity assessment and mitigation.
- Green Belt assessment required to assess impact of removing land from Green Belt, including cumulative impact when considering strategic removal across the district.
- Further heritage assessment required relating to levels of harm to heritage assets, and consideration of weight of harm against public benefit.