Clevedon, Nailsea and Portishead

Clevedon

Policies CD 1 - 2

The Triangle Town Centre and Hill Road/Alexander Road district centre, Clevedon.

 

Core Strategy Policy

CS31: Clevedon, Portishead and Nailsea

Replacement Local Plan Policies

RT/1: Strategy for revitalising the town and district centres

RT/3: the other town and district centres

Policy Intentions:

  • Enhance the vitality and viability of the town centre and district centre.
  • To be flexible and proactive in response to regeneration opportunities and redevelopment sites.
  • Retain the amount of public car parking facilities and encourage the improvement in quality.
  • Minimise vacant units, support independent retailers and scope for alternative uses.
  • Support and enhance the evening and night-time economy uses where appropriate.
  • Improve accessibility to the Hill Road area from the seafront.

Background:

Policy continues the approach set out in the Replacement Local Plan.

 

Policy CD1: TheTriangle, Clevedon town centre

The Triangle town centre boundary is shown on the Proposals Map. Policies DM 64-68 (concerning retailing, town, district and local centres) will apply.

Within this area:

  • A1 uses are to be concentrated in the primary shopping frontages defined on the Proposals Map;
  • outside the primary shopping frontages other town centre and economic uses which increase footfall, vitality and viability will be permitted;
  • residential and office use is encouraged on upper storeys.
  • small scale residential and change of use will only be permitted on the edges of the town centre if it can be demonstrated that town centre uses are no longer viable;
  • loss of public car parking spaces within this area will not be permitted; and
  • enhancements to the public realm will be sought and encouraged.

Policy CD 2: Hill Road/Alexander Road district centre

Hill Road/Alexander Road district centre is shown on the Proposals Map. Policies DM 64-68 (concerning retailing, town, district and local centres) will apply.

Within this area:

  • specialist small scale shops, craft workshops, cafes and restaurants will be supported throughout the area and the loss of these uses on the street frontages will be resisted. Opportunities to increase outdoor café culture should be pursued and welcomed provided they do not hinder pedestrian access;
  • opportunities to increase public car parking should be sought where possible;
  • increased pedestrian links and improvements with the seafront will be encouraged;
  • regeneration of the Regent Hotel will be pursued for a mix of uses including residential and commercial with environmental improvements to the benefit of the area; and
  • scope for improvements to the public realm should be taken where possible.

Nailsea

Policy NA1

Nailsea town centre

Core Strategy Policy

CS31: Clevedon, Nailsea and Portishead

Replacement Local Plan Policies

RT/1: Strategy for revitalising the town and district centres

RT/3: the other town and district centres 

Policy Intentions:

  • Enhance the vitality and viability of the Town Centre.
  • To support improvements to the quality and range of retailing and other town centre uses within Nailsea Town Centre.
  • Protect the retail core within the Town Centre to strengthen its retail focus.
  • Support appropriate improvements to the retail environment including redevelopment within the Town Centre area.
  • Retain the amount of public parking facilities.

Background:

The policy continues the approach set out in the Replacement Local Plan.

 

Policy NA1: Nailsea town centre

The town centre boundary is shown on the Proposals Map. Policies DM 64-68 (concerning retailing, town, district and local centres) will apply.

Proposals for new development or redevelopment within Nailsea town centre will be supported where this improves the quality and range of retail and other town centre uses and:

  • A1 uses are concentrated within the primary shopping frontages defined on the Proposals Map;
  • there is no net loss of public car parking;
  • townscape and public realm improvements are included within proposals where appropriate;
  • retention and enhancement of buildings and features of historic and/or local interest;
  • non main Town Centre uses on the edge of the town centre will only be supported if it can be demonstrated that town centre uses are no longer viable; and
  • proposals for change of use of upper storeys to retail, employment, leisure or residential will be supported, subject to compatibility with adjacent uses.

Policy NA 2

North-West Nailsea  

Core Strategy Policy

CS31: Clevedon, Nailsea and Portishead

Replacement Local Plan Policies

No relevant policy. 

Policy Intentions:

  • To investigate the potential for a sustainable mixed use development site to support the objectives of the Nailsea Parish Plan in terms of addressing the adverse impacts of demographic change.
  • To secure a range of house types, employment, leisure, recreation and community facilities together with necessary infrastructure.
  • To ensure no unacceptable adverse impact on local roads, drainage and flooding and existing services and facilities. 

Background:

Core Strategy Policy CS31 supports the allocation of new mixed use schemes at Nailsea adjacent to the settlement boundary that are supported by the local community.

Nailsea Parish Plan (2009) identified demographic trends particularly a falling and ageing population as being of concern and the Town Council has indicated that they would support some additional sustainable growth. The Town Council's preference was for development north east of Nailsea in the Green Belt but this was not supported through the Core Strategy process. They support the investigation of a potential allocation at north west Nailsea, provided that land to the south of the town between Nailsea and Backwell is protected from development.

This site is not located in the Green Belt. It was allocated in 1992 for 200 houses in the Clevedon, Nailsea and Portishead Local Plan, and outline planning granted subject to a Section 106 agreement, but this was never completed. The allocation was carried forward in the North Somerset Local Plan 2000. The site was then included in the draft Replacement Local Plan 2002 for 400 dwellings. A planning application was submitted for 469 dwellings, however the site was subsequently deleted and the planning application withdrawn. The Replacement Local Plan Inspector's Report concluded no need to allocate additional land and that sequentially preferable sites were available.

Given previous proposals for the site the proposed allocation is for about 450 dwellings and 1.5ha employment but this is indicative only at this stage and will be subject to more detailed feasibility testing.

National Grid intend to replace the existing pylons on the site with new, larger structures located offsite.

 

Policy NA 2: North-West Nailsea

The development of land at north west Nailsea as shown on the Proposals Map for mixed use will be supported. Proposals must include:

  • residential development up to 450 units, including appropriate provision of affordable housing;
  • employment use at least 1.5ha, to include small scale B1 and B2 uses;
  • community uses including, provision of an improved playing field with changing facilities to replace the existing playing field, together with a further playing field, both of good quality with good drainage to STRI (Sport Turf Research Institute) standard;
  • a high quality of urban design which emphasises the importance of place-making;
  • protection of existing trees and hedgerows as appropriate and their integration into the overall landscaping proposals;
  • protection of the adjacent Tickenham, Nailsea and Kenn Moor Site of Special Scientific Interest and the introduction of a minimum 10m buffer zone from it within the site and adjacent to the Parish Brook;
  • measures to minimise the adverse impacts of the development on the local road network;
  • measures to encourage sustainable transportation alternatives to the private car, including travel plans, pedestrian and cycleway connections and cycle parking;
  • protection of living conditions of existing residents and future occupants;
  • measures to address drainage and flood mitigation issues, and the protection of an 8m access easement to the Parish Brook;
  • the diversion, as appropriate, of overhead power lines; and
  • proposals for the retention or suitable diversion of existing public rights of way.

A separate evidence paper has been produced exploring the issues relating to Nailsea. The document can be viewed here.

Policy NA 3

Trendlewood Way, Nailsea  

Core Strategy Policy

CS31: Clevedon, Nailsea and Portishead

Replacement Local Plan Policy

CF/4 Safeguarding of existing and proposed sites and buildings

Policy Intention:

  • To secure an appropriate balance of land uses on the site including a significant proportion of community uses. 

Background:

The adopted North Somerset Replacement Local Plan (NSRLP) identifies the site for "other" (unspecified) community facilities. No such facilities have yet been provided on the site and it is considered that while most of the site should be allocated for community uses some residential development for retired people would be acceptable on part of it. Nailsea Town Council has identified a need for more retirement homes in the town, and consider this site to be an appropriate location. The Town Council would also like to see allotments on the site. In addition, a need for a church site with associated car parking has also been identified. The site could accommodate all these uses.

Woodland adjoining the site to the north west should be retained. It is of local interest as it is the site of a former coal tip.

 

Policy NA 3: Trendlewood Way, Nailsea

The use of land at Trendlewood Way, Nailsea as shown on the Proposals Map for mixed uses will be supported. Proposals must include:

  • at least 0.7 ha for community uses, to include 0.5ha for allotments and 0.2 ha for a suitable other community use, such as a church and car parking;
  • retention and management of the woodland adjoining the site to the north west;
  • provision of retirement homes on the remainder of the site (approximately 14 dwellings); and
  • protection of living conditions of existing residents and future occupants.

Portishead

Policy PH 1

Portishead town centre

Core Strategy Policy

CS31: Clevedon, Portishead and Nailsea

Replacement Local Plan Policies

RT/1: Strategy for revitalising the town and district centres

RT/3: the other town and district centres

Policy Intentions:

  • To secure the effective integration of the expanded town centre area.
  • Enhance the vitality and viability of the town centre.
  • To be flexible and proactive in response to regeneration opportunities and redevelopment sites.
  • Retain the amount of public car parking facilities and encourage the improvement in quality.
  • Minimise vacant units, support independent retailers and scope for alternative uses.
  • Support and enhance the evening and night-time economy uses where appropriate. 

Background

The proposed approach extends the extent of the town centre area set out in the Replacement Local Plan to take account of recent retail developments and the permission for a new foodstore. This means that Old Mill Road is now within the town centre area (see Policy PH 2).

 Policy PH 1: Portishead town centre

PH1 Portishead town centre

Within the Portishead town centre as shown on the Proposals Map:

  • retail uses are to be concentrated in the primary shopping frontages shown on the Proposals Map;
  • outside the primary shopping frontages other main town centre and economic uses which increase footfall, vitality and viability will be encouraged;
  • residential and office use is encouraged on upper storeys;
  • loss of public car parking spaces within this area will not be permitted;
  • any redevelopment opportunities will where practical improve pedestrian and cycle links between the town centre and the marina;
  • development proposals should not prejudice the effective redevelopment of the Old Mill Road area (Policy PH 2); and
  • enhancements to the public realm will be sought and encouraged.

Policy PH 2

Old Mill Road, Portishead 

Core Strategy Policy

CS31: Clevedon, Nailsea and Portishead

Replacement Local Plan Policies

No relevant policy.

Policy Intentions:

  • To improve the range of leisure, employment, restaurant and retail facilities in Portishead Town Centre.
  • To improve linkages between Portishead Marina and the Town Centre.

Background

This is a new allocation that reflects the recent planning consents for retail development on its eastern boundary. The area is now effectively surrounded by planned or existing retail development and is ideally placed to provide Portishead Town Centre with the opportunity for additional town centre uses.

 

Policy PH 2: Old Mill Road, Portishead

The redevelopment of the Old Mill Road area as shown on the Proposals Map for enhanced retail, tourist, leisure, employment and residential facilities and other town centre uses will be supported.

Proposals should include:

  • a mix of retail units provided these complement rather than compete with Portishead High Street;
  • a mix of bars/restaurants/cafes, leisure, tourist uses with potential for residential and office uses on upper floors;
  • active ground floor frontages throughout the day and into the evening;
  • high quality design and materials to create a distinctive characterful development and improved public realm; and
  • designs which ensure attractive, safe and direct pedestrian access to and from the site to the town centre and marina and help create a pedestrian friendly environment.

Policy PH 3

Proposed railway stations and transport infrastructure for the Portishead to Bristol railway line

 

Core Strategy Policy

CS10 Transportation and Movement

Replacement Local Plan Policy

T/3 Proposed Railway Stations

Policy Intention:

  • To identify and safeguard potential sites for the reopening of the Portishead rail line to accommodate stations, associated transport infrastructure requirements including car parking, road bridges, footbridges and access roads.

Background

The promotion of the Portishead to Bristol railway line requires statutory process to be gone through and including the acquisition of relevant powers through a Transport and Works Act Order process. Securing land through safeguarding for both delivering the scheme and potential alternatives will be a critical part of promoting the scheme through statutory processes. This policy carries forward Policy T/3 of the Replacement Local Plan and safeguards alternatives pending further investigation.

 

Policy PH 3: Proposed railway stations and transport infrastructure for the Portishead to Bristol railway line

Stations and associated transport infrastructure in conjunction with the reopening of the Portishead to Bristol railway line are proposed on the following sites and shown on the Proposals Map. Development will only be permitted if it would not prejudice the implementation of these schemes:

i. Portishead Railway Station

Three locations are safeguarded pending further assessment:

Harbour Road. Land is safeguarded for a station plus an adjacent 100 space car park. This will require the construction of a new road bridge over the rail alignment at Quays Avenue, as a level crossing is not likely to be permitted and a footbridge south east of Trinity Anglican Methodist Primary School.

Quays Avenue. Land is safeguarded for a station plus a 200 space car park on land north west of Quays Avenue. This will require the provision for a footbridge south east of Trinity Anglican Methodist Primary School.

North of Moor Farm.

Land is safeguarded in the Green Belt for a station plus an adjacent 200 space car park, together with a new highway access from Sheepway.

Following feedback from the community on the above locations and subject to more detailed assessment, one location option will be taken forward as the preferred option for delivery.

ii. Safeguarding of potential longer term provision of Portbury Railway Station off Royal Portbury Dock Road (area of search).

iii. Pill Railway Station - Severn Road and Station Road.

A separate evidence paper has been produced setting out the context for the Portishead rail reopening and the Portishead station options. The document can be viewed here.