Site Allocations Plan - Main Modifications Consultation

Site Allocations Plan - Main Modifications Consultation

Main Modification Number

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Comment

 MM1

Table 1 (page 17)

Housing requirement 

Revisions to reflect updated housing land supply information at April 2017 and any other consequential amendments. 

Factual changes to update table of housing sites and associated notes. 

 

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 MM2

Pages 21-27 inclusive 

Employment chapter: Polices SA4, SA5 and SA6 and supporting text 

Delete all background and supporting text and Policies SA4, SA5 and SA6.

Replace with:

Employment

Background

4.15 Economic development is a priority for North Somerset as it has suffered from low levels of economic activity in recent years relative to high levels of residential development. This has contributed to high levels of out-commuting, and unsustainable development patterns and a key objective of the Core Strategy is to address this imbalance.

4.16 The Junction 21 Enterprise Area (J21EA) is stimulating economic growth in Weston-super-Mare, increasing investment in the area and the creation of new employment and enterprise. This is one of a number of Enterprise Areas established across the West of England and recognised by the West of England Local Enterprise Partnership (LEP) as priority areas for investment and business growth. The J21EA covers an area subject to significant change encompassing the Weston Villages development, and sites around Junction 21 of the M5 motorway.

4.17 Planning has a key role in facilitating economic growth both in terms of the development strategy for this area as identified through the various planning documents and in terms of any additional measures that can be utilised including the use of Local Development Orders.

4.18 There are existing sites allocated within this area for business use and additional sites have been granted planning permission primarily at the Weston Villages for economic development. A revised set of land use allocations is proposed through this plan updating the employment allocations. These sites form the main planned business areas within the Enterprise Area where business growth will be located.

4.19 The delivery of the ambitions at the J21EA is related to the wider development strategy in the town to secure employment-led growth where new housing will be provided in tandem with employment development. Significant investment has been made and is planned to enable employment site delivery.

Requirements for allocated land

4.20 An Economic Development Needs Assessment (EDNA) has been prepared in 2016 to identify the need for economic land across the wider Functional Economic Market Area (FEMA) covering the West of England. A breakdown of need was also provided for each of the constituent authorities including North Somerset. This identified land requirements for the period 2016 to 2036 thereby including the 10 remaining years of the Site Allocations Plan.

4.21 This updates earlier work the Council commissioned to ascertain economic growth to inform the preparation of the Core Strategy and indicates a marginally increased growth rate and resulting demand for land.

4.22 The land supply provided in the Site Allocations Plan is sufficient to meet the requirements of the Core Strategy to achieve at least 10,100 jobs to 2026 taking into account that a significant proportion of these will already have been achieved between 2006 and 2015.

Proposed Employment Sites

4.23 The Core Strategy set out the aspiration to create more sustainable places, both existing and new, by increasing the range of jobs and local prosperity in North Somerset. At the same time the influence of Bristol must be recognised as a major economic centre, and the choice, and mobility of residents and the labour force within the West of England sub-region. So whilst North Somerset operates in the context of a wider functional economic market characterised by clear and long established commuting patterns, there is a need to ensure development in North Somerset is sustainable and that residents have access to a range of local employment, and local businesses have opportunities to set-up, and expand whilst protecting the valued natural environment.

4.24 Employment development is directed to the main areas of population growth linking to the underlying strategy of aligning jobs with homes in key areas. This has the potential to reduce the levels of out-commuting and increase self-containment bringing additional spin-off benefits including reducing carbon emissions from dispersed development due to increased car use.

4.25 This is particularly relevant at Weston-super-Mare where the strategic policy approach has for many years sought to achieve a greater alignment between jobs and homes. The Core Strategy and other plans seek to reinforce this principle through ensuring that new housing is provided in step with job growth, that the existing backlog is addressed over the plan period and key under-represented sectors (particularly offices) are supported.

4.26 Policy SA 4 below provides a schedule of proposed employment sites which are allocated for B1, B2 and B8 use.

4.27 The Council will consider providing additional detail relating to the deliverability of the allocated employment land supply. It is clear that not all sites are equal and readily deliverable and therefore the overall supply is not always a reasonable indicator when considering the scale of land supply available for business needs at any one point in time. Sites may require significant investment to unlock and may have a long lead-in time particularly if linked to a wider regeneration strategy in an area.

4.28 The allocations are mostly carried forward from the previous Replacement

Local Plan (2007) amended to take into account any completed parts or further information. This has been informed by a review of the allocations that has considered the suitability of the sites for ongoing allocation in the

Development Plan. A background evidence paper (Review of employment allocations Oct 2015) provides a qualitative assessment of the extant

NSRLP employment allocations in order to help determine a realistic supply of potential employment land from this source and to inform decisions regarding their future allocation in the Site Allocations Plan.

4.29 Each site has been assessed taking into account a range of factors to gain a broad understanding of the site characteristics and scope for future delivery. A broad guide to this assessment is whether, in line with the National Planning Policy Framework, the site has a ‘reasonable prospect’ of being delivered for its intended use. Each site is scored and ranked to provide a comparison across the range of sites.

4.30 Factors that have been assessed to determine the suitability of each employment allocation are:

  • Proximity to urban areas (sequential approach)
  • Site visibility
  • Market attractiveness
  • Strategic access
  • Proximity to train station and or bus connections
  • Development and environmental constraints
  • Compatibility with adjoining uses.

4.31 New allocations have been proposed including at Weston Villages to reflect the emerging development proposals there. These sites together with existing business sites in the B use classes will be protected under Policy SA4 and only when the policy criteria are satisfactorily addressed will it be justified to develop the site for alternative uses.

Retention of Economic Uses

4.32 In general it is desirable to maintain the overall stock of land and premises available to meet business needs over the plan period and beyond, not only those specifically allocated or safeguarded. It is recognised that due to pressures from competing, often higher value land uses, and weakened demand at periodic times throughout the economic cycle, that often such land is under pressure to be developed for other uses. This can threaten the sustainable balance of land uses in certain areas, reducing local employment opportunities, increasing the need to out-commute, and impacting on the vitality and viability of areas. It also tends to have a cumulative impact that can be problematic in certain locations affecting the ability to achieve policy aspirations.

4.33 However under certain circumstances the loss of a site to other uses may be the only viable or suitable option for the site, particularly with a view to maximising the efficient use of land. Commercial property demands are changing both in terms of the types of premises and their location reflecting changing economic characteristics, not least the rapid increase in online shopping, the ability to work remotely including home-working, and more general shifts in the economy and implications for land supply.

4.34 The planning system therefore has a role to play in recognising and facilitating these shifts and offering a land supply that can respond to these conditions. Policy SA4 therefore allows for existing business sites to be developed for other uses provided certain conditions are met. This is considered to be in line with the principles of the NPPF and reflects the earlier tried and tested policy approach established in the North Somerset Replacement Local Plan.

Policy SA4

Within existing B1–B8 business employment areas, as well as land identified on the Policies Map and in Schedule 2 for business employment development, proposals for unrelated non B1–B8 development will be permitted where it can be demonstrated that:

I. the proposal would not harm the range or quality of land and premises available for business use development within existing employment areas or expressly identified in the Plan to meet business needs; and

ii. where there is a specific requirement associated with neighbouring business uses, and the development would not lead to the overall site becoming unsuitable for the current or allocated employment use, and, 

iii. through demonstration of effective marketing of the site or premises, the site is no longer capable of offering accommodation for business use development, or that the proposals would lead to the removal of incompatible development, resulting in greater potential benefits to the community in terms of environmental benefits, significant improvements in the amenities of existing neighbouring residents or contribute to a more sustainable pattern of development that would outweigh the loss of employment capacity in the locality, and

iv. the loss of the site would not adversely impact the ability to achieve wider economic aspirations including regeneration, business growth, and improved commuting patterns.

 

The Council will consider removing certain Permitted Development rights when granting planning permission for new business development in order to avoid the future loss of these uses.

 

As discussed at the hearings, the three originally proposed policies have been combined into a single policy. The purpose of the policy has also been more clearly defined. As a consequence of this change, Schedule 3 is deleted.

 

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 MM3

Paragraph 4.45 (page 30)

Policy SA8 undesignated green space 

Reword Policy SA8 as follows:

Undesignated green space

‘Development proposals affecting undesignated green spaces will be acceptable provided they do not have a detrimental impact on green infrastructure by adversely affecting spaces which make a worthwhile contribution to amenity and/or the townscape, character, setting, visual attractiveness of the settlement.’

Add new sentence at the end of paragraph 4.44 of the supporting text:

‘Such green spaces often make an important contribution to the network of green infrastructure within settlements and the approach is consistent with NPPF paragraph 114 and paragraph 027 of the natural environment section of the National Planning Practice Guidance.’

Add new sentence at the end of paragraph 4.45 of the supporting text:

‘The assessment of whether the effect of the development is acceptable or not in terms of the impact on green infrastructure should be made with regard to its effect on the value of the site for amenity, and/or the townscape, character, setting and visual attractiveness of the settlement.’    

Policy is reworded to make it more positive and to reflect NPPF paragraph 114 which emphasises the importance of planning positively for green infrastructure networks. Addition to supporting text to aid clarification in terms of the application of the policy. 

 

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 MM4

Schedule 1 (page 45)

Land north of Oldmixon Road 

Add new site into schedule to reflect current planning permission and amend Strategic Gap on Policies Map. 

Site granted outline consent for residential development on appeal. Will require amendment to Policies Map. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land north of Oldmixon Road Outline planning consent 16/P/0150/O 130 Current permission.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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 MM5

Schedule 1 (page 45)  

Land at Wentwood Drive 

Add new site into schedule to reflect current planning permission 

Site granted outline consent for residential development on appeal. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land at Wentwood Drive Outline planning consent 15/P/0983/O 50 Current permission

 

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MM6

Schedule 1 (page 45)  

Dauncey’s Hotel, Claremont Crescent 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Dauncey's Hotel, Claremont Crescent No current consent   10 Conversion of part of hotel, remainder of hotel to remain.
Listed building and within Conservation Area.

 

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 MM7

Schedule 1 (page 45)  

26 Bristol Road Lower 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
26 Bristol Road Lower No current consent   16

Large Victorian property with numerous modern extensions, last used as a care home, now vacant.
Design must consider heritage assets, and layout must take account of parking requirements.

 

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 MM8

Schedule 1 (page 45)

Queensway/Midhaven Rise 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Queensway/Midhaven Rise No current consent   35 Development dependant on the provision of suitable alternative football pitch in the locality.

 

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 MM9

Schedule 1 (page 45)

Land at Wilson Gardens/Scot Elm Drive 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land at Wilson Gardens/Scot Elm Drive No current consent   51 Vehicular access off adjacent roundabout.
Regard to be had to hedgerows/watercourses and nature reserve to north west.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.

 

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 MM10

Schedule 1 (page 47) 

Waverley House, Clevedon 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Waverley House No current consent   21 Former office building to be converted.

 

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 MM11

Schedule 1 (page 47) 

2-6 Bay Road, Clevedon 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
2-6 Bay Road No current consent   19 Nursing home premises to be converted.
Design must consider heritage assets, and layout must take account of parking requirements.

 

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MM12

Schedule 1 (page 47) 

Court Farm, All Saints Lane, Clevedon 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Court Farm, All Saints Lane No current consent   10

Livery with various agricultural style buildings.
Design must consider adjacent heritage assets and wildlife site.
Layout must take account of parking requirements and need to retain openness of Green Belt.
No development to take place within the Green Belt.
Access off All Saints Lane.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.

 

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MM13

Schedule 1 (page 49) 

Weston College site, Somerset Square, Nailsea 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Weston College site, Somerset Square No current consent   28 Part of Crown Glass Shopping Centre.
Redevelopment site to deliver A1/A3 units at ground floor level and residential above.

 

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MM14

Schedule 1 (page 49) Youngwood Lane, Nailsea 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Youngwood Lane No current consent   170 New allocation.
Site is part of a wider area being considered through the Joint Spatial Plan as a location for strategic growth. Layout should have regard to this and any required strategic transport corridor and other infrastructure required for the wider development.
Proposals must demonstrate effective coordination with neighbouring developers to ensure the site is developed appropriately as part of a wider strategic growth area.
Trees to be retained as part of an open space feature/corridor.
Requires retention of strong hedge boundaries throughout the site.
Pedestrian links to footpath on northern boundary.
Vehicular access from western boundary.
Full Transport Assessment required.
Consideration of fact that site is within 5km consultation zone for Bats SAC.
Ecological issues to be addressed on a strategic basis as part of any future wider development.
Proposals to provide a mix of housing in accordance with Policy DM35 of the Sites and Policies Plan Part 1: Development Management Policies.
Proposals will require a Coal Mining Risk Assessment.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM15 

Schedule 1 (page 50) 

Old Mill Road  

Amend boundary of allocated site. 

To reflect land controlled by Standard Life (see CS/10). 

 

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MM16 

Schedule 1 (page 50) 

Old Mill Road 

Amendment to the proposed SD/20 wording as follows:

‘Proposed as a mix of employment uses, retail, leisure, café’s, bars, restaurants and some residential.’

Amendment to SD/20 to remove proposed reference to a ‘small amount’ of residential as it is not clear at this stage what the scale of any residential component may be. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Old Mill Road* No current consent   0 New allocation.
Proposed as a mix of employment uses, retail, leisure, cafe's, bars, restaurants and some residential.
Pedestrian/cycleway links to dockside development, adjacent supermarket and proposed rail station required.
Existing businesses to be relocated or incorporated into redevelopment scheme.
No net loss of employment capacity will be supported.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.
Flood plain compensation required (Fluvial FZ3).

 

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MM17 

Schedule 1 (page 51) 

Harbour Road/Gordano Gate, Portishead

Add new residential site into schedule

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Harbour Road/Gordano Gate* No current consent   93 Former employment allocation.
Development must include some employment floorspace.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.
Footpath links required to new railway station.
Layout to have regard to land required for new railway station.

 

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MM18 

Schedule 1 (page 51) 

Land at Wyndham Way, Portishead

Add new residential site into schedule

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land at Wyndham Way No current consent   35 Access of Cheviot Meadow.
Retention of tree screen to Wyndham Way.
Parking must be contained within the development site, off-site parking not acceptable in this location.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.

 

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MM19 

Schedule 1 (page 51) 

Site V2, Harbour Road, Portishead 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Site V2 Harbour Road No current consent   10 Vacant site.
Residential development above ground floor commercial use.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.

 

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MM20 

Schedule 1 (page 56) 

Land off Wrington Lane, Congresbury 

Add new site into schedule to reflect current planning permission 

Site granted outline consent for residential development. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land off Wrington Lane, Congresbury Outline planning consent 16/P/1521/O 50 New allocation.
Access to be confirmed through planning consent.
Traffic management/calming/pedestrian safety measures on Wrington Lane required.
Existing hedgerows to be retained.
Consideration of fact that site is within 5km consultation zone for Bats SAC.
Layout to minimise landscape impact.

 

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MM21

Schedule 1 (page 56)

Land south of Cadbury Garden Centre, Congresbury 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land south of Cadbury Garden Centre, Congresbury No current consent   21 New allocation.
Vehicular access off A370.
Access arrangements to be confirmed through planning application, ensuring that they do not prejudice any future highway junction improvements.

 

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MM22

Schedule 1 (page 56) 

Land at Shipham Lane, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land at Shipham Lane, Winscombe No current consent   28

New allocation.
No development within the AONB.
Design to minimise impact on the AONB.
Retention of hedgerows.
Consideration of fact that site is within 5km consultation zone for Bats SAC.
Vehicular access of Shipham Lane or through land to the south (Coombe Farm).

 

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MM23

Schedule 1 (page 56) 

Land adjoining Coombe Farm, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land adjoining Coombe Farm, Winscombe No current consent   24 New allocation.
Design to minimise impact on the AONB.
Retention of hedgerows/pond.
Vehicular access off Sandford Road.
Retention of on-site trees.
Consideration of fact that site is within 5km consultation zone for Bats SAC.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM24 

Schedule 1 (page 56) 

Broadleaze Farm, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Broadleaze Farm, Winscombe No current consent   74 New allocation.
74 dwelling capacity considered a maximum.
Design/layout to minimise impact on the AONB and Strawberry Line.
Fluvial flood risk associated with Towerhead Brook must be addressed.
Noise impact assessment required re: adjacent depot.
Retention of hedgerows.
Regard to be had to nature conservation interests in relation to the Strawberry Line and Towerhead Brook.
Consideration of fact that site is within 5km consultation zone for Bats SAC.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM25 

Schedule 1 (page 56) 

Land at Cox’s Green, Wrington 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land at Cox's Green, Wrington No current consent   28

New allocation.
Vehicular access off Havyatt Road.
Design/layout to minimise visual impact of the scheme.
Retention of existing hedgerows.
Improved footpath access to village.
Open space requirements to be fixed through planning application.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM26

Schedule 1 (page 56)

Land south of Bristol Road, Churchill

Add new residential site into schedule

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land south of Bristol Road, Churchill No current consent   41 New allocation.
Vehicular access off A38.
Site layout/boundary to have regard to potential improvement of A38/A368 junction in connection with possible Joint Spatial Plan growth being considered along the A38 corridor.
Retention of strong hedge boundaries.
Views to AONB to be retained wherever possible.
Higher standard of surface water attenuation and reduction in existing flood risk required.

 

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MM27

Schedule 1 (page 56)

Land north of Greenhill Road, Sandford 

Add new site into schedule to reflect current planning permission  

Site granted outline consent for residential development on appeal. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Land north of Greenhill Road, Sandford Outline planning permission 15/P/0583/O 118 Current permission.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM28 

Schedule 1 (page 57) 

Tickenham Garden Centre 

Add new site into schedule to reflect current planning permission 

Site granted outline consent for residential development. 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Tickenham Garden Centre, Tickenham Planning permission subject to legal agreement 16/P/0032/O 32 Current permission

 

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MM29 

Schedule 1 (page 57) 

F Sweeting and Son site, Station Road, Sandford 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
F Sweeting and Son site, Station Road, Sandford No current consent   16 New allocation.
Improved footpath links to Sandford required.
A Flood Risk Assessment, sequential and exception test will need to accompany any planning application.
Regard to nature conservation importance of Towerhead Brook.
Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.

 

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MM30

Schedule 1 (page 57) 

Barrow Hospital (1)

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Barrow Hospital (1), Barrow Gurney No current consent   66 Previously developed land in Green Belt.
Footpath links to Long Ashton to be provided/improved.
Removal of trees to be minimised.
Habitat Regulation Assessment required.
Within Bat Consultation Zone.

 

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MM31

Schedule 1 (page 57) 

Barrow Hospital (2) 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Barrow Hospital (2), Barrow Gurney No current consent   14 Previously developed land in Green Belt.
Footpath links to Long Ashton to be provided/improved.
Removal of trees to be minimised.
Habitat Regulation Assessment required.
Within Bat Consultation Zone.

 

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MM32

Schedule 1 (page 57) 

Winford Coach Station, 10 High Street, Winford 

Add new residential site into schedule

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017

 

Schedule 1
Site Location
Status at April
2017
Relevant
planning
permission
ref
Capacity
remaining (at April 2017)
Site specific details/notes
Winford Coach Station, 10 High Street, Winford No current consent   11 Previously developed site in centre of village.
Former coach station - contamination report required.
Layout to allow for school drop off/pick up point.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM33

Schedule 2 (page 58) 

Weston Gateway, South of A370 

Delete site from Schedule 2 

Site has been added to Schedule 1 as a residential allocation

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM34

Schedule 2 (page 59) 

Gordano Gate  

Amend site area:

Replace 1.6 with 1.1ha. 

Part of site is now proposed as a housing allocation, reduction in employment allocation site area to reflect this. 

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM35

Schedule 3 (pages 61-63) 

Safeguarded employment sites 

Delete Schedule 3. 

This schedule safeguarded sites in terms of Policy SA5, which has been deleted. 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM36

Local Green Space Schedule (page 67) 

Land at Brookfield Walk  

Delete site from Local Green Space Schedule.  

It was proposed that land at Brookfield Walk be allocated for Local Green Space in the Publication version of the Plan, in response to a comment by Clevedon Town Council. It is understood that the Town Council may consider allotments on the site - but allotments are not normally be appropriate for LGS designation.

Also the site is in the Green Belt and therefore has a significant level of protection from development already, comparable with that which the LGS designation would provide. 

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM37

Policies Map 

Thatchers at Sandford

Settlement Boundary to revert back to that shown in the North Somerset Replacement Local Plan  

To reflect resolution of 18 October 2016 Executive Committee (see paragraph 3.32 Appendix 5).  

 

MM37

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM38

Policies Map

Weston/Locking Strategic Gap

Extension to the proposed Strategic Gap south and south east of Oaktree Park (see map in SD/20).  

The Strategic Gap to be amended to include land south and south east of Oaktree Park. This is a logical southern extension of the part of the strategic gap between Oaktree Park and Locking (see paragraph 5.7 of the October 2016 Background Paper on Strategic Gaps).

Inclusion of the extension area within the strategic gap would help to retain the separate identity, character and landscape setting of the settlements. 

 

MM38

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM39

Policies Map Weston/Hutton Strategic Gap Amendment to strategic gap. Strategic gap amended to reflect appeal decision.

 

MM39

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM40

Policies Map Safeguarded employment sites Delete the safeguarded employment sites.

Notation no longer required following amendments to employment policies. 

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM41

Policies Map 

Land north of Oldmixon Road, Weston-super-Mare 

Add new housing site. 

Planning appeal allowed – also amendment to Strategic Gap. 

 

MM41

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM42

Policies Map 

Land at Wentwood Drive, Weston-super-Mare 

Add new housing site 

Planning appeal allowed. 

 

MM42

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM43

Policies Map 

Land off Wrington Lane, Congresbury 

Add new housing site 

Planning permission granted.

 

MM43

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM44

Policies Map 

Land north of Greenhill Road, Sandford 

Add new housing site 

Planning appeal allowed. 

 

MM44

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM45

Policies Map 

Tickenham Garden Centre, Tickenham 

Add new housing site 

Planning permission granted. 

 

MM45

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM46

Policies Map 

Dauncey’s Hotel, Claremont Crescent 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM46

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM47 

Policies Map 

26 Bristol Road Lower 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM47

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM48

Policies Map 

Queensway/Midhaven Rise 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM48

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM49

Policies Map Land at Wilson Gardens/Scot Elm Drive 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM49

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM50

Policies Map 

Waverley House, Clevedon

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM50

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM51

Policies Map 2-6 Bay Road, Clevedon 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM51

Add new residential site into schedule 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM52

Policies Map

Court Farm, All Saints Lane, Clevedon

Add new residential site into schedule

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM52

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM53

Policies Map Weston College site, Somerset Square, Nailsea 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017

 

MM53

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM54

Policies Map Youngwood Lane, Nailsea 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM54

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM55

Policies Map Harbour Road/Gordano Gate, Portishead 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM55

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM56

Policies Map 

Land at Wyndham Way, Portishead 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM56

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM57

Policies Map 

Site V2, Harbour Road, Portishead 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM57

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM58

Policies Map

Land south of Cadbury Garden Centre, Congresbury 

 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM58

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM59

Policies Map Land at Shipham Lane, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM59

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM60

Policies Map Land adjoining Coombe Farm, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM60

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM61

Policies Map Broadleaze Farm, Winscombe 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM61

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM62

Policies Map Land at Cox’s Green, Wrington 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM62

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM63

Policies Map Land south of Bristol Road, Churchill 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM63

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM64

Policies Map F Sweeting and Son site, Station Road, Sandford 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017

 

MM64

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM65

Policies Map Barrow Hospital (1) 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM65

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM66

Policies Map Barrow Hospital (2) 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM66

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM67

Policies Map

Winford Coach Station, 10 High Street, Winford 

Add new residential site into schedule 

Site identified through further assessment process and recommended for inclusion following Executive Committee 5 September 2017 

 

MM67

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM68

Policies Map Old Mill Road, Portishead. 

Amend boundary of allocated site. 

To reflect land controlled by landowner. 

 

MM68

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM69

Policies Map Gordano Gate employment allocation 

Amend boundary to reflect reduced size of residual site. 

Part of site has been identified as a housing allocation. 

 

MM69

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM70

Policies Map Weston Gateway employment allocation

Delete employment allocation

Site is now proposed as a residential site 

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM71

Policies Map Land at Brookfield Walk 

Delete as Local Green Space

Site in Green Belt with potential alternative use being considered

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM72

Policies Map Primary school – Winterstoke Village West 

Delete allocation. 

School constructed.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM73

Policies Map Allotments – Mendip Road, Yatton. 

Delete allotment allocation (but retain as proposed cemetery). 

Proposal is for cemetery only. 

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM74

Policies Map Community hall – Kenn Street, Kenn. 

Delete community hall allocation. 

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM75

Policies Map

Strategic Open Space - West of Bridge Road, Bleadon.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM76

Policies Map Strategic Open Space - East and North of Brookfield walk, Clevedon.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM77

Policies Map

Strategic Open Space - North of Greenfield Crescent, Nailsea.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM78

Policies Map Strategic Open Space - North of Woodland Road, Nailsea.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM79

Policies Map Strategic Open Space - South of Rickyard Road, Wrington.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM80

Policies Map Strategic Open Space - West of Mendip Road, Yatton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM81

Policies Map Strategic Open Space - Wemberham Lane, Yatton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM82

Policies Map

Strategic Open Space - Stream Cross, Claverham.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

Main Modification Number

Document part

Topic

 Proposed amendment

Comment

MM83

Policies Map Strategic Open Space - Land adjacent to Flax Bourton C of E Primary School, Flax Bourton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

 

 

Additional Modification Number

Document part

Topic

Proposed amendment

Comment

AM1

Contents (page 2)

Contents

Update numbering

Basic amendment

AM2

Pages 3-4

Consultation arrangements

Delete section

Text relates to the publication version consultation

AM3

Paragraph 1.1 (page

5)

 Introduction

Add new phrase to the end of second sentence:

‘and will supersede the remaining saved Replacement Local Plan policies’.

To clarify status of former Replacement Local Plan policies.

AM4

Paragraph 1.7 (page 6)

Plan making stages

Update dates for later stages and remove reference to ‘current stage’ in table

Factual updates

AM5

Paragraph 4.5 (page15)

Identifying housing allocations

Amend base date references from ‘2016’ to ‘2017’

To reflect up to date position

AM6

Paragraph 4.7 (page 16)

Housing requirement

Revisions to figures to reflect updated housing land supply information.

Factual changes

AM7

Paragraph 4.37 (page 28)

Local Green Space Background

Replace reference to ‘Policy SA 7’ with ‘Policy SA 5’

Consequential numbering change

AM8

Paragraph 4.42 (page 29)

Local Green Space Background

Replace reference to ‘Schedule 4’ with ‘Schedule 3’

Consequential numbering change

AM9

Paragraph 4.43 (page 29)

Local Green Space Background

Replace reference to ‘Policy SA 8’ with ‘Policy SA 6’

Consequential numbering change

AM10

Policy SA7 (page 30)

Local Green Space Policy

Renumber policy from SA 7 to SA 5.

Amend reference within policy from ‘Schedule 4’ to ‘Schedule 3’

Consequential numbering changes

AM11

Paragraph 4.45 (page 30)

Undesignated Green Space

Replace reference to ‘Policy SA 7’ with ‘Policy SA 5’

Consequential numbering change

AM12

Policy SA 8 (page 30)

Undesignated Green Space

Renumber policy from SA 8 to SA 6

Consequential numbering change

AM13

Paragraph 4.46 (page 31)

Strategic Gaps background

Replace reference to ‘Policy SA 9’ with ‘Policy SA 7’

Consequential numbering change

AM14

Paragraph 4.50 (page 32)

Strategic Gaps background

Replace reference to ‘Policy SA 9’ with ‘Policy SA 7’

Consequential numbering change

AM15

Policy SA 9 (page 33)

Strategic Gaps Policy

Renumber policy from SA 9 to SA 7

Consequential numbering change

AM16

Policy SA 10 (page 34)

Community Use Allocations Policy

Renumber policy from SA 10 to SA 8.

Amend reference to ‘Schedule 5’ to read ‘Schedule 4’

Consequential numbering changes

AM17

Policy SA11 (page 35)

Weston Regeneration Area Policy

Renumber policy from SA 11 to SA 9

Consequential numbering change

AM18

Policy SA 12 (page 36)

A370 corridor into Weston-super-Mare Policy

Renumber policy from SA 12 to SA 10

Consequential numbering change

AM19

Schedule references (page 37)

List of schedules

Delete reference to ‘Schedule 3 Safeguarded Employment Sites’.

Change ‘Schedule 4’ to ‘Schedule 3’.

Change ‘Schedule 5’ to ‘Schedule 4’.

Consequential numbering changes

AM20

Schedule 1 (page 38)

Proposed large sites for residential development -Schedule 1

Revisions to reflect updated housing land supply information at April 2017 and any other minor consequential amendments.

Factual changes to update schedule of housing sites.

AM21

Schedule 1 (page 38)

Proposed large sites for residential development - Schedule 1

Add in introductory text:

A site-specific flood risk assessment is required for proposals of 1 hectare or greater in Flood Zone 1; all proposals for

new development (including minor development and change of use) in Flood Zones 2 and 3, or in an area within Flood Zone 1 which has critical drainage problems (as notified to the local planning authority by the Environment Agency); and where proposed development or a change of use to a more vulnerable class may be subject to other sources of flooding.

Incorporate standard NPPF text to reflect comments of EA.

AM22

Schedule 1 (page 38)

Winterstoke Village

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM23

Schedule 1 (page 38)

Parklands Village

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM24

Schedule 1 (page 39)

Westacres Caravan Park

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM25

Schedule 1 (page 39)

Ebdon Court, Trenleigh Drive

Delete site

Site has been built out

AM26

Schedule 1 (page 39)

Dorville Hotel

Delete site

Site has been built out

AM27

Schedule 1 (page 39)

85-89 Bristol Road Lower

Delete site

Site has been built out

AM28

Schedule 1 (page 40)

Orchard House, Ebdon Road

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM29

Schedule 1 (page 40)

Land to the rear of Locking Road

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM30

Schedule 1 (page 41)

Land to the west of Winterstoke Road

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM31

Schedule 1 (page 41)

Land to the west of Winterstoke Road

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM32

Schedule 1 (page 42)

Bridge Farm, Bristol Road

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM33

Schedule 1 (page 42)

Bridge Farm, Bristol Road

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM34

Schedule 1 (page 42)

Birnbeck Pier

Add to the final column:

  • Great weight should be given to the conservation of heritage assets.
  • Special regard must be given to desirability of preserving the setting of a listed building; and preserving or enhancing the character or appearance of the Birnbeck Conservation Area.
  • Development will be expected to avoid or minimise conflict with the conservation of any heritage asset.
  • Harm should always be avoided in the first instance. Only where this is not possible should mitigation be considered.
  • Landside development to ensure renovation of Birnbeck Pier.
  • 50 dwelling capacity is an indicative assessment which will be subject to detailed appraisal against the objectives set out in the emerging Birnbeck Conservation Area Appraisal.
  • Innovative car parking solutions to accommodate the increase in cars to the area. Underground car parking will be required on a number of sites.
  • High quality public realm throughout the area.
  • Improve pedestrian access to and along the water front, particularly in terms of disabled access from Marine Parade to Birnbeck Road and the steps by the Royal Pier Hotel.
  • Protect important views and vistas within the area, as identified in the Birnbeck Conservation Area Appraisal.
  • Conserve and enhance key historic features within the area.

Amendments as set out in SoCG but Historic England’s objection remains.

AM35

Schedule 1 (page 42)

Birnbeck Pier

Add to final column:

‘The island part of this allocation is surrounded by the Severn Estuary European site. Should development take place on the island it will need to take account of the sensitivity of the location and the need for suitable mitigation measures.’

As required by Natural England.

AM36

Schedule 1 (page 43)

Gas Works, Winterstoke Road

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM37

Schedule 1 (page 43)

Gas Works, Winterstoke Road

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM38

Schedule 1 (page 43)

Nightingale Close, Mead Vale

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM39

Schedule 1 (page 44)

South of Herluin Way, Avoncrest site

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM40

Schedule 1 (page 44)

South of Herluin Way, Avoncrest site

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM41

Schedule 1 (page 44)

Former Bournville School site, Sellworthy Road

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM42

Schedule 1 (page 44)

Former Sweat FA site, Winterstoke Road

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM43

Schedule 1 (page 45)

Station Gateway

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM44

Schedule 1 (page 45)

Land at Bridgwater Road

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM45

Schedule 1 (page 46)

Royal Pier, Clevedon

Delete site

Site has been built out

AM46

Schedule 1 (page 46)

Highcliffe Hotel, Clevedon

Delete site

Site has been built out

AM47

Schedule 1 (page 46)

Yeolands Farm

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM48

Schedule 1 (page 46)

North of Churchill Avenue

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM49

Schedule 1 (page 47)

Sycamore House, Nailsea

Delete site

Site has been built out

AM50

Schedule 1 (page 47)

Trendlewood Way

Delete ‘land to be made available for local shop unit.’

Retail no longer required.

AM51

Schedule 1 (page 48)

West of Engine Lane

Delete ‘Strong hedge boundaries to be retained’ and replace with ‘Strong hedge boundaries to be retained where practicable. Where this is not possible, replacement hedgerows should be provided.’

To reflect National Grid proposals relating to the site.

AM52

Schedule 1 (page 48)

West of Engine Lane

Delete phrase ‘housing mix to meet local needs’

Replace with:

‘Proposals to provide a mix of housing in accordance with Policy DM35 of the Sites and Policies Part 1: Development Management Policies.’

To clarify policy on housing mix by cross reference to Policy DM35 Nailsea Housing Type and Mix.

AM53

Schedule 1 (page 48)

West of Engine Lane

Add to final column:

Proposals will require a Coal Mining Assessment.

Site within Coal Authority Low Risk Development Area

AM54

Schedule 1 (page 48)

West of Engine Lane

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM55

Schedule 1 (page 48)

Land south of The Uplands

Delete phrase ‘housing mix to meet local needs’

Replace with:

‘Proposals to provide a mix of housing in accordance with Policy DM35 of the Sites and Policies Part 1: Development Management Policies.’

To clarify policy on housing mix by cross reference to Policy DM35 Nailsea Housing Type and Mix.

AM56

Schedule 1 (page 48)

Land south of The Uplands

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM57

Schedule 1 (page 49)

Land at North West Nailsea

Delete ‘New Primary School to be included as part of development’ and replace with ‘The need for additional primary education capacity is to be considered, including the possibility of a new school on site if required’.

As agreed with the developers of the site.

AM58

Schedule 1 (page 49)

Land at North West Nailsea

Delete phrase ‘housing mix to meet local needs’

Replace with:

‘Proposals to provide a mix of housing in accordance with Policy DM35 of the Sites and Policies Part 1: Development Management Policies.’

To clarify policy on housing mix by cross reference to Policy DM35 Nailsea Housing Type and Mix.

AM59

Schedule 1 (page 49)

Land at North West Nailsea

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM60

Schedule 1 (page 49)

Land at North West Nailsea

Add to final column:

Comprehensive approach to mitigation to protect water quality and drainage in respect of the SSSI

To reflect Natural England concerns.

AM61

Schedule 1 (page 49)

Land at North West Nailsea

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM62

Schedule 1 (page 49)

St Josephs RC School, West Hill, Portishead

Delete site

Site has been built out

AM63

Schedule 1 (page 50)

Severn Paper Mill

Amend to reflect that a small part of housing site will be reserved for employment.

In accordance with approved consent for the site.

AM64

Schedule 1 (page 50)

Severn Paper Mill

Add to final column:

‘Flood plain compensation required (fluvial FZ3)’.

To reflect EA comments.

AM65

Schedule 1 (page 50)

Old Mill Road

Add to final column:

‘Flood plain compensation required (fluvial FZ3).’

To reflect EA comments.

AM66

Schedule 1 (page 51)

Land to the east and west of Wemberham Lane, Yatton

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM67

Schedule 1 (page 51)

Land to the east and west of Wemberham Lane, Yatton

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM68

Schedule 1 (page 51)

Oxford Plasma, Yatton

Add to final column: ‘Higher standard of surface water attenuation will be required.’

To reflect IDB comments.

AM69

Schedule 1 (page 52)

Yatton Station

Add to final column:

‘The west part of the allocated housing site includes a small part of a very large local Wildlife Site (the Congresbury Yeo, adjacent land and rhynes Wildlife Site). West of but adjacent to the allocated housing site, and also partly falling within the Wildlife Site, is the Cheddar Valley Railway Walk Local Nature Reserve (along the Strawberry Line cycle path). Given the existence of these designated areas, it is important that development proposals for the allocated housing site incorporate an appropriate wildlife buffer to be safeguarded and managed for the benefit of wildlife. Ecological issues will be a significant factor in any future planning application.’

To address ecological concerns.

AM70

Schedule 1 (page 52)

Yatton Station

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM71

Schedule 1 (page 52)

Moor Lane Backwell

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM72

Schedule 1 (page 53)

Cobthorn Way, Congresbury

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM73

Schedule 1 (page 53)

Venus Street, Congresbury

Add to final column: ‘Higher standard of surface water attenuation and run off required.’

To reflect IDB comments.

AM74

Schedule 1 (page 54)

Land at North End, Yatton

Replace reference to ‘Tree Preservation Orders’ with reference to ‘trees’

For clarity, the requirement is for the trees to be retained, not necessarily the Tree Preservation Orders

AM75

Schedule 1 (page 54)

Land at North End, Yatton

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM76

Schedule 1 (page 54)

Land at North End, Yatton

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM77

Schedule 1 (page 55)

Arnolds Way (Phase 2), Yatton

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM78

Schedule 1 (page 55)

Arnolds Way (Phase 2), Yatton

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM79

Schedule 1 (page 55)

Land to the east of Wolvershill Road, Banwell

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM80

Schedule 1 (page 55)

Land to the east of Wolvershill Road, Banwell

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM81

Schedule 1 (page 56)

Moor Road, Yatton

Add to final column (after ‘No development in the orchard’): ‘The provision of an access road across the orchard will only be considered if alternative access arrangements cannot be made and subject to a suitable scheme being agreed with Natural England. Should a suitable scheme not be agreed, alternative access arrangements must be made.’

As agreed at the 7th February 2017 Executive Committee in response to Natural England concerns.

AM82

Schedule 1 (page 56)

Moor Road, Yatton

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM83

Schedule 1 (page 56)

Moor Road, Yatton

Add to final column: ‘Sufficient space to be allowed for effective access for maintenance of watercourses and surface water drainage features.’

To reflect IDB comments.

AM84

Schedule 1 (page 56)

Bleadon Quarry, Bleadon

Add to final column: ‘Higher standard of surface water attenuation required.’

To reflect IDB comments.

AM85

Schedule 2 (page 58)

Moor Park, A371

Amendment to site area:

Replace 5.3 with 4.5 ha.

To correct error in site size.

AM86

Schedule 2 (page 58)

Proposed Employment Sites

Amend total employment allocation for Weston-super-Mare from 70.5 to 69.7 ha.

Consequential change following Moor Park amendment to site area.

AM87

Schedule 2 (page 59)

Land to the west of Kenn Road

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM88

Schedule 2 (page 59)

Gordano Gate

Add to final column:

‘Flood plain compensation required (fluvial FZ3).’

To reflect EA comments.

AM89

Schedule 2 (page 59)

Gordano Gate

Add comment:

‘Part of the site is located within the town centre (Policy DM60).’

To clarify policy position.

AM90

Schedule 2 (page 59)

Proposed Employment Sites

Amend total employment allocation for Portishead from 1.6 to 1.1ha.

Consequential change following Gordano Gate amendment to site area.

AM91

Schedule 2 (page 59)

Elliott Medway, Congresbury

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM92

Schedule 2 (page 60)

Park Farm, Yatton

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM93

Schedule 2 (page 60)

Proposed Employment Sites

Amend total employment allocation figure to 83.01 ha.

Consequential change following amendment to Weston-super-Mare and Portishead figures

AM94

Schedule 4 (page 64)

Local Green Space Schedule

Change schedule from ‘Schedule 4’ to ‘Schedule 3’.

Change policy reference from ‘SA 7’ to ‘SA 5’.

Consequential numbering changes

AM95

Schedule 5 (page 83)

Community Facilities Schedule

Change schedule from ‘Schedule 5’ to ‘Schedule 4’.

Change policy reference from ‘SA 10’ to ‘SA 8’.

Consequential numbering changes

AM96

Community Facilities Schedule (page 83)

Primary school – land next to the Village Hall, Kewstoke

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM97

Community Facilities Schedule (page 83)

Primary school – Arnolds Way Phase 1

Amend site location description to ‘Arnolds Way, Yatton’.

School site now likely to be in phase 2, so delete reference to any specific phase.

AM98

Community Facilities Schedule (page 83)

Primary school – land at The Batch, Yatton

Add to final column: ‘Higher standard of surface water attenuation and reduction in existing flood risk required.’

To reflect IDB comments.

AM99

Community Facilities Schedule (page 83)

Primary school – Winterstoke Village West (former Weston Airfield)

Delete site allocation.

School constructed.

AM100

Community Facilities Schedule (page 83)

Allotments - Mendip Road, Yatton

Delete allotment allocation.

Whole site now to be safeguarded for cemetery use.

AM101

Community Facilities Schedule (page 84)

Cemetery – Mendip Road, Yatton

Delete ‘land also allocated for allotments’.

Whole site now to be safeguarded for cemetery use.

AM102

Community Facilities Schedule (page 84)

Community hall – Kenn Street, Kenn

Delete community hall allocation.

Land is privately owned and proposal not funded or in any programme.

AM103

Community Facilities Schedule (page 84)

Strategic Open Space - West of Bridge Road, Bleadon.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM104

Community Facilities Schedule (page 84)

Strategic Open Space - East and North of Brookfield walk, Clevedon.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM105

Community Facilities Schedule (page 84)

Strategic Open Space - North of Greenfield Crescent, Nailsea.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM106

Community Facilities Schedule (page 84)

Strategic Open Space - North of Woodland Road, Nailsea.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM107

Community Facilities Schedule (page 84)

Strategic Open Space - South of Rickyard Road, Wrington.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM108

Community Facilities Schedule (page 84)

Strategic Open Space - West of Mendip Road, Yatton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM109

Community Facilities Schedule (page 84)

Strategic Open Space - Wemberham Lane, Yatton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM110

Community Facilities Schedule (page 84)

Strategic Open Space - Stream Cross, Claverham.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM111

Community Facilities Schedule (page 84)

Strategic Open Space - Land adjacent to Flax Bourton C of E Primary School, Flax Bourton.

Delete the strategic open space allocation.

Land is privately owned and proposal not funded or in any programme.

AM112

Policies Map

Ebdon Court, Trenleigh Drive, Weston-super-Mare

Delete housing allocation

Site has been built out.

AM113

Policies Map

Dorville Hotel, Weston-super-Mare

Delete housing allocation

Site has been built out.

AM114

Policies Map

85-89 Bristol Road Lower, Weston-super-Mare

Delete housing allocation

Site has been built out.

AM115

Policies Map

Royal Pier, Clevedon

Delete housing allocation

Site has been built out.

AM116

Policies Map

Highcliffe Hotel, Clevedon

Delete housing allocation

Site has been built out.

AM117

Policies Map

Sycamore House, Nailsea

Delete housing allocation

Site has been built out.

AM118

Policies Map

St Josephs RC School, West Hill, Portishead

Delete housing allocation

Site has been built out.

 

Please use this space if you have any additional comments not directly related to an individual proposed modification.