East Whitchurch

East Whitchurch Site Option

The East Whitchurch site comprises two main parcels land; the land adjoining the village to the east, currently occupied Horseworld and the land located directly east of the A37 between the A37 and Queen Charlton Road 

The site option is located in the Green Belt. Any release from the Green Belt and subsequent allocation for development will need to demonstrate exceptional circumstances. To understand and consider the impact of potential development on the Green Belt an assessment of the extent to which different parcels of land serve the five purposes set out in national policy is being undertaken. The emerging Stage 1 Strategic Green Belt Assessment being carried out by WECA will assess the site for its contribution towards meeting the five Green Belt purposes and also whether it meets the definition of grey belt set out in the NPPF and updated Planning Practice Guidance, which is now sequentially preferable to greenfield Green Belt in national policy. The assessment work is ongoing and will inform the Draft Local Plan. It is likely that following the Stage 1 Strategic Green Belt Assessment a more detailed (stage 2) assessment of the impact of development on more specific areas of the Green Belt will also be required.

 

East Whitchurch Site Option – Indicative plan

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East Whitchurch Site Option – Key information

Element	Description
Development opportunities	Provision of around 1,000-1,300 homes. Residential-led mixed-use development, including provision of a primary school and small-scale employment space. Public realm improvements along the A37 to improve pedestrian and cycle connectivity, with local mobility hub connecting to national cycle route. Development in location less sensitive in heritage and landscape terms. Opportunity to improve access for residents into Stockwood Vale Valleys, and walking routes across to Keynsham.
Constraints	Located in the Green Belt. The site is in a sensitive gap between the village and the City of Bristol. Not considered to be a particularly good location to provide a village shop, due to distance from existing village centre and the A37. Significant walking distances from eastern edge of development parcels to existing village centre, and facilities located in Whitchurch Bristol. Land parcels making up this option are located within areas assessed to have either a low risk of harm to heritage assets, or in areas of high-medium, or medium risk of harm to heritage assets. In the latter two areas it is considered that development could result in a harmful impact on the significance of heritage assets, but this impact is likely to fall within the definition of ‘less than substantial harm’, and/or could be reduced via appropriate mitigation (such as via landscape design solutions). Any harm will need to be weighed against public benefits that are provided by developing the parcel. Secondary school pupils would need to be transported to school at cost to the council, and would not be able to reach school using actives modes. The availability and frequency of public transport services, particularly bus services, is currently dependent on external funding, which is subject to ongoing review and cannot be guaranteed over the plan period. This uncertainty should be taken into account when considering the sustainability and deliverability of this option.
Mitigation	Significant green buffer required to eastern edge, to protect views from Queen Charlton Conservation Area. Green infrastructure required along A37 to soften edge of development parcel when viewed from heritage assets located to the south west.
DfT current connectivity rating	B – well connected
Further evidence required	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. Evidence to consider secondary school place planning in the Wellsway and Broadlands catchment areas, in combination with other proposed allocations in the area. Evidence to support requirements for strategic green infrastructure and nature recovery Air quality assessment

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