South East Whitchurch

South East Whitchurch Site Option

The site 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 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 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.

For the site to be a logical extension to Whitchurch Village it would need to be planned in combination with Option 2 (East Whitchurch). This would result in a combined 2,950-3,840 dwellings across both options.

 

South East Whitchurch Site Option – Indicative plan

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South East Whitchurch Site Option – Key information

Element	Description
Development opportunities	Provision of around 1,900-2,500 homes, though this site would only form a logical expansion of Whitchurch if taken forward in conjunction with the East Whitchurch site option (a combined 2,950-3,800 homes) New local centre Potential flexible small-scale employment workspace Requirement for two new 420 place primary schools should Options 2 and 4 come forward together. There could potentially be the need for new on-site secondary school provision, meeting needs of future Whitchurch Village residents without the cost of school transport to schools elsewhere. The need for this will be assessed once the sites to be bought forward in the Draft Local Plan, together with their dwelling capacities, have been finalised. Opportunity to improve access for residents into Stockwood Vale Valleys.
Constraints	Located in the Green Belt. Significant walking distance to existing village centre, and from facilities located in Whitchurch Bristol. Land parcels making up this option are located within areas assessed to have a high risk of harm to heritage assets where it is considered that development could result in a harmful impact on the significance of heritage assets, potentially falling within the definition of ‘substantial harm’, with no potential for meaningful mitigation. Any harm will need to be weighed against public benefits that are provided by developing the parcel, with ‘substantial harm’ needing to be ‘wholly exceptional’ in line with the NPPF 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	50m green buffer required to eastern edge, to protect views from Queen Charlton Conservation Area. Further heritage assessment required relating to levels of harm to heritage assets, and consideration of weight of harm against public benefit.
DfT current connectivity rating	D – moderately 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. 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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