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.
6.100 Option A includes:
- Land located to the west of the A37, between Norton Lane to the south, and Blackacre to the north
- A triangle of land to the east of the A37, between the A37 and Queen Charlton Lane
6.101 The land is primarily used as arable fields. However, the Bristol Barbarians RFC club is located in the south-eastern part of the area, which would need to be relocated to the south if this option was to be taken forward.
6.102 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, P93 and P94) as making the following contribution to each of the NPPF Green Belt purposes:
- Purpose 1 - checking the unrestricted sprawl of large built-up areas: P92, P93 and P94 significant contribution
- Purpose 2 - preventing the merger of neighbouring towns: P92 moderate contribution, P93 and P94 limited / no contribution
- Purpose 3 – safeguarding the countryside from encroachment: P92 and P94 significant contribution, P93 moderate contribution
- Purpose 4 - preserving the setting and special character of historic towns: P92, P93, P94 limited / no contribution
Option A
Figure 41: Option A - Whitchurch Village, Land to the west and east of the A37
Opportunities
- Provision of around 500-600 homes, plus extension of existing village centre along A37, with provision of a primary school, village green, village shop, and other community facilities.
- Located close to the existing village centre, and with good access by active travel modes to facilities located in Whitchurch Bristol.
- Safe and attractive walking route from north west end of village to existing village playground.
- Public realm improvements along the A37 to improve pedestrian and cycle connectivity, with local mobility hub connecting to national cycle route.
Constraints
- Located in the Green Belt.
- Requires relocation of rugby club further south.
- Further exploration required relating to whether relocated rugby club could be adequately accommodated within the existing hedgerow network, with buffers.
- The majority of this option is located within areas assessed to have either a high-medium, or medium risk of harm to heritage assets in the area. In these 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). Some of the land parcels located to the south west of the option are located in areas assessed to have a high risk of harm to heritage assets, where it is considered that development would likely result in a significant harmful impact on the significance of heritage assets, but that this could be reduced (but not removed) via appropriate mitigation. Any harm will need to be weighed against public benefits that are provided by developing the parcel.
- Development would impact historic field pattern to the west of A37.
- Located in area of high landscape sensitivity – further assessment and consideration of appropriate mitigation required.
- 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 active modes.
- Although located close to the existing village centre and facilities within Whitchurch Bristol, without improved public realm and crossings along A37, severance with the existing village could occur.
Mitigation required
- Careful consideration of pedestrian and cycle crossings required within public realm improvements to alleviate severance issues.
- Significant green infrastructure and planting required throughout and along the edge of the development parcels, to provide softening to edges of development, and mitigate impact on landscape and heritage assets located to the south.
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.
- Impact of development on historic field patterns to be considered.