LAND OFF STOWEY ROAD, YATTON

PUBLIC CONSULTATION

Welcome to the community consultation website for the proposed development at Land off Stowey Road, Yatton.

Diverse Partnerships Yatton Ltd are proposing to create 34 homes, including 10 affordable homes, public open space and improved habitat at the land off of Stowey Road east of the recreation ground.

You may be aware of a previous proposal at the site for up to 60 dwellings by Taylor Wimpey.  This was dismissed by planning appeal in January 2018.  Diverse Partnerships Yatton Ltd are seeking to overcome the concerns identified in this appeal decision by reducing the extent of housing development.

The purpose of this consultation is to inform the local community about the proposals and to provide an opportunity for feedback.  Because of the relatively recent planning appeal decision our proposals are focused on addressing the issues it raised.  We would however welcome feedback on any aspect of the proposals.  The collated feedback will inform a future planning application expected later this summer.  A Statement of Community Involvement will be submitted alongside the application summarising the feedback and how the proposals have responded to this.

Due to the ongoing COVID-19 pandemic and restrictions on public gatherings, no physical consultation event will be held. Instead, the consultation materials will be available online for an extended period from July until Thursday 6th August  2020.

THE SITE

The site consists of three agricultural fields covering an area of approximately 4 hectares of land. The fields are located immediately adjacent to Yatton, north of Stowey Park and east of the recreation ground with access from Stowey Road.

 

The proposal seeks development solely within the southern field.  The northern fields are included within the site to allow for areas of improved habitat that will be combined with a drainage pond to prevent any surface water flooding from development.

 

The site is located to the eastern side of Yatton, but within walking distance of local facilities and services in the centre of Yatton as well as bus routes along High St (B3133)

Site History

A previous application by Taylor Wimpey for 60 dwellings was submitted in August 2015 under an 'option agreement' whereby they would buy the land upon securing planning permission. This was refused by the Council in August 2016.  

 

An appeal was lodged in February 2017 and determined in January 2018 by an independent Planning Inspector appointed by central government.  This dismissed the appeal, identifying two reasons:

 

1. The degree of impact upon the local landscape

 

2. Conflict with the Council's strategic policies for the distribution of housing. 

 

A copy of the appeal decision can be downloaded here.

 

Taylor Wimpey's interest in the site expired after this point and Diverse Partnerships Yatton Ltd has been created to advance a new proposal that seeks to overcome the issues identified in the appeal.

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THE PROPOSAL

 

The scheme is still in the early design stages and is not yet ‘fixed’. The purpose of the consultation is to gather comments, so that these can be taken into consideration as we develop the plans.

The proposal seeks planning permission for up to 34 homes, including 10 affordable homes, public open space and improved habitat.

 

The illustrative layout shows how the development of houses would be limited to the southern field, with the northern field retained for ecological enhancement and a drainage pond to prevent any flooding from surface water discharge.

 

The illustrative layout indicates a mix of dwelling types with a range of 1 to 4-bedroom dwellings, with areas of public open space, including a landscape footpath along the southern boundary to reinforce the existing public right of way.

 

A formal pre-application enquiry has already been submitted to North Somerset Council, which will be followed by an 'outline application' later this summer. This is a type of application that seeks to establish the principle of development and provide an indication of how the development could be set out. This is demonstrated by the above plan.

 

If outline planning permission is granted then full details of the layout, scale, appearance and landscaping will be determined as part of a subsequent Reserved Matters application at a later stage.

 

RESPONSE TO APPEAL

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We have undertaken a detailed assessment of the appeal outcomes.  We have reduced the proposed number of homes by almost half and limited the area of housing to the southern field only in order to address these outcomes.

 

This is based on ensuring that the proposed development maintains the agricultural context to Yatton prior to the transition to the moorland landscape beyond by retaining the northern two fields without development and suitable for grazing, and also further reducing the prominence of development by setting this further back from the boundary hedgerows. 

 

This approach will heavily reduce the visibility of development from vantages where the landscape context to Yatton can be understood including: the recreation ground to the west; the public right of way network beyond the site to the north/east; and the higher vantages from the south-east.

 

The proposal also now integrates a dedicated footpath for the public right of way through the site maintaining a visible connection from Stowey Road to the open countryside beyond.

 

The reduction in the number of homes also helps address the Council's strategic policies.  These explicitly allow for developments of around 25 homes adjacent to settlements such as Yatton subject to a range of criteria.  While the proposed number is greater than 25, the degree of divergence is much less than the previous proposal for 60 homes and further context to this is set out below.

Proposed Scheme and Previous Appeal Scheme

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PLANNING POLICY CONTEXT

Like large parts of England, the growth in population and the trend for smaller households has placed pressure on the demand for new housing in North Somerset.

 

The number of new homes currently required is set out in a document known as the ‘Core Strategy’.  North Somerset Council have identified that 20,985 new homes are needed across the district by 2026. The Council has set out where many of these homes will be built through the Site Allocations Plan. 

 

However, the Government requires a deliverable supply of land for housing over a 5-year period be provided to ensure that sufficient homes are built.  The Council acknowledge that they are unable to demonstrate such a supply of housing. 

 

This means that unallocated sites for development outside of the settlement boundaries must be considered to ensure an adequate supply of new homes.  The Council's adopted planning policies partly allow for this in considering developments of around 25 homes adjacent to settlements such as Yatton, subject to a range of planning considerations.  However, even with this policy in place the Council are unable to demonstrate a sufficient supply of housing indicating that schemes beyond 25 homes should be considered to ensure a sufficient supply of housing.

 

Locations such as that proposed in Yatton can help to meet housing need by proposing further development in sustainable locations.

 

While development is often plan led, this process is in place in order to maintain a sufficient supply of homes.  The Council must therefore consider means of delivering new homes now, than awaiting review of the Council's local plan which is not anticipated to be completed until 2023 at the earliest (prior to the Covid-19 outbreak).  Nonetheless, Diverse Partnerships Yatton Ltd will also be making submissions in support of the site's allocation under the New Local Plan as this progresses.

 

While the previous appeal helped define that development at this site is acceptable in all other regards we wish to make clear how the proposal will address a range of considerations as summarised below.

SCHEME CONSIDERATIONS AND BENEFITS

Access and Movement

The scheme proposes to utilise the same access design as previously agreed.  This was considered acceptable for a larger number of homes.  We have carried out a new assessment to ensure that vehicles, pedestrians and cyclists can utilise the access and surrounding road network safely without any undue increase in traffic.

 

The existing public right of way route will be maintained and enhanced.

 

A Transport Statement will be submitted with the planning application to details this assessment.

 

The on-site car parking levels are anticipated to reflect North Somerset Council policy guidelines and any demand from residents or visitors to the development will be accommodated within the available proposed parking areas. Provision will also be made on-site for cycle, refuse and recycling storage.

Local Wildlife

New ecological surveys have been undertaken to establish the presence of protected species, including bats.  Buffer areas from existing hedgerows are incorporated to ensure commuting routes for bats are maintained.  An indicative lighting plan will be submitted with any application to evidence how these can be kept free of light intrusion to remain attractive.

 

The northern fields will provide for ecological enhancement to secure at least a 10% net gain, as calculated under the DEFRA Biodiversity Metric tool, as required by national policy guidance.  These habitats will remain suitable for grazing to retain their agricultural function in the landscape and a management plan would secure their long term retention.

 

New planting will also be located in areas of public open space and to reinforce existing hedgerows.

Heritage and Archaeology

A Heritage and Archaeological Assessment has been commissioned to assess the potential for archaeological remains on the site and to ensure the setting of the Heritage Assets are respected.

 

In short, there is no evidence to suggest that there are any significant prehistoric or Roman-period remains within the Site. Furthermore, the site is not considered to contribute to the significance of the Yatton Conservation Area to the centre of Yatton.

Affordable Housing

The scheme will include 30% of affordable housing (a mix of social rented and help to buy properties) which can be prioritised for local people.

Facilities and Amenities

The proposed development will deliver wider community benefits through the provision of a public open space and an enhanced public right of way connection.

 

The new residents attracted by the proposals will also support the viability of existing services and facilities within the local area, helping to sustain their future retention/expansion.

Local Employment

The scheme during construction will generate circa 36 jobs.

 

Construction and operation will also generate spending in the local economy to help sustain and grow local businesses.

 

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S106 Contributions and Community Infrastructure Levy

S106 contributions are financial payments made by developers to ensure that new development does not increase pressure on local infrastructure and services. Contributions can be made towards a range of infrastructure and services, such as affordable housing, open space, community facilities and travel to school arrangements.

 

This works in tandem with the Community Infrastructure Levy which sets a levy for every square metre of new floorspace.  This is currently charged at £93.43/m2 and is subject to an inflation index.  This figure would be calculated at the time of any reserved matters permission once the total floorspace was known.  15% of this sum is safeguarded for Yatton Parish Council to spend as it sees fit.

 

Diverse Partnerships Yatton Ltd will agree a set of S106 contributions with North Somerset Council to support local service provision in and around Yatton.

 

NEXT STEPS

The details shown on this website represent the current stage of progression informed by surveys and advice from a range of professional consultants.  This has been submitted to North Somerset Council under a formal pre-application enquiry for feedback also.

 

Please take the time to complete our Feedback Form at the bottom of this page. 

The deadline for this is Thursday 6th August 2020.  The details of this website will remain available to view after this time as a point of reference.

 

Your views will help us to develop our proposals further for submission later this summer.

 

Once outline consent is secured the site would be sold to a developer to advance a detailed reserved matters application.  Due to the now reduced size of development this is likely to be a local developer.  Realistically development would not start for 1-2 years at the earliest and take 1-1½ years for a scheme of this size.

Contact Us

If you should have any further queries, please do not hesitate to contact the project team as below.

 

1. Fill in an online feedback form

2. Email queries to: jonathan.coombs@pegasusgroup.co.uk 

3. Or call on 01454 625 945

 

If you know of an interested party who is unable to access the internet please contact us to arrange for a paper version of the website to be issued.

Privacy Statement

 

Diverse Partnerships Yatton Ltd is involved in the development of this site and we take your privacy seriously.

 

Pegasus Group (trading as Pegasus Planning Group Ltd) are appointed by Diverse Partnerships Yatton Ltd to carry out public consultation on their behalf. Any information provided on comments forms or in correspondence will only be used in accordance with the General Data Protection Regulations by Pegasus Group for the purposes of consultation on the development proposals and will not be disclosed with any third parties, other than in aggregate form with no personal details given.

FAQs

What is the proposed scheme for?


To create 34 homes, including 10 affordable homes, public open space and improved habitat, accessed from Stowey Road.




The site is not allocated for development and is outside of the settlement boundary for Yatton.  How can this be acceptable?


Under national planning policy there is a duty on each local council to provide sufficient housing to meet its defined needs. This is monitored with an annual rolling projection for the next 5 years. North Somerset Council acknowledge that they are unable to demonstrate a sufficient supply of housing.

In such circumstances national policy requires that development be granted planning consent unless the "adverse impacts of doing so would significantly and demonstrably outweigh the benefits of the development" as assessed against the Government's National Planning Policy Framework.




Why are you not waiting for the next local plan and seeking the site is allocated through this?


The progression of the next local plan has been delayed by the failure of the West of England Joint Spatial Plan to progress last year. North Somerset Council's current projection (before the COVID-19 pandemic) is for adoption of a new local plan by January 2023 at the earliest and this will very likely be later. The Council cannot continue to fail to provide sufficient housing during this period and must consider sites such as this if it is to secure sufficient homes to meet the needs of the local population.




Wasn't the land already considered for development before?


Yes, but for a different scope of development. A scheme for 60 dwellings by Taylor Wimpey was dismissed by a planning appeal in January 2018.




Why was the land turned down for development before?


The previous scheme for 60 dwellings was dismissed only on the degree of impact upon the local landscape and conflict with the Council's strategic policies for the distribution of housing. A copy of the appeal decision can be seen here.




What is different about this proposal than the previous appeal?


Diverse Partnerships Yatton Ltd are seeking to overcome these concerns by reducing the extent of housing development to the southern field only and the number of homes is almost halved as a result.




Who is proposing the scheme and is this different to the previous appeal proposals?


Diverse Partnerships Yatton Ltd will be the applicant. This company has been created for the purposes of this proposal.

Taylor Wimpey had proposed the previously larger development of 60 dwellings. This was under what is known as an 'option agreement' meaning they would have bought the land upon gaining planning permission. This did not occur and their interest in the land was lost at this stage.




Who would build out any permission?


Diverse Partnerships Yatton Ltd will either build out the development itself or sell this to another local developer upon securing outline planning permission. This has not yet been determined.




What is an 'outline planning application'?


This is a type of application that establishes whether the principle of development is acceptable. In the case of this application, details of access would also be secured as well as parameters setting out where development, public open space and habitat creation would be located.

If granted outline planning permission, full details of the scheme would then be considered under a 'reserved matters' planning application. This would include details such as the final layout, house designs and landscape designs.




When will an application be submitted?


We intend to submit an outline planning application in August.




When would building start and how long would it last for?


Because the applicant may not build out any housing and the proposal is in 'outline' only this cannot be stated for sure.

Nevertheless, we would hope to secure outline planning permission in early 2021. A reserved matters application would follow and be granted within the following year. Development itself would take circa 1½ years for this many houses meaning a completed development could be in place as soon as 2½-3 years from now.




How would building works impact nearby properties or the recreation ground?


Building works are inherently disruptive, but industry best practice seeks to minimise this as far as is reasonably possible. North Somerset Council would require a Construction Environment Management Plan for a development of this type that ensures these best practice measures are put in place. This would control things such as working hours and delivery practices to prevent noise nuisance and avoid school travel times.

Any development of the site would not prevent use of the adjacent recreation ground.




How will the scheme impact on local wildlife?


An up-to-date ecological survey has been carried out to inform development. This scheme only proposes development to the southern field meaning that the existing hedgerows can be maintained.

Wide buffers are proposed to the hedgerows to ensure protected species such as bats can continue to use the site without impact. The fields themselves have limited ecological value and residential gardens offer a much more biodiversity.

The northern fields would be used for habitat creation while maintaining their use for agricultural grazing. This new habitat would be carried out to meet the guidance on a 10% improvement in ecology as defined by DEFRA (Department for the Environment and Rural Affairs) and its Biodiversity Metric.

A Landscape and Ecological Management Plan can ensure that any disruption during construction works is minimised and the public open space and habitat is actively managed and secured for this purpose into the future.




Will the scheme increase the chances of flooding?


It is required that any new development maintains or improves upon the existing surface water run-off rate. This is achieved by storing the water on site during peak storm events and slowly dispersing to the local water network. In doing so the proposals have no impact upon flood risk for nearby land or downstream areas.




How will the scheme impact the public right of way?


The existing public right of way across the southern edge of the site would be maintained and incorporated into a landscaped footpath as part of the public open space.

It is likely that the use of this path would be maintained during any construction works as part of the hedgerow buffers listed above.




How will the scheme impact on local traffic?


A professional transport statement has been carried out. This concludes that the provision of 34 homes would have no meaningful impact upon local traffic and safe access to the road from the site can be provided for all users.




How will the scheme impact on local services?


The provision of housing brings in new people who utilise local services. Funding is secured from new development via the Council in order to address this additional demand. This is achieved by two mechanisms: the Community Infrastructure Levy and what are known as Section 106 contributions.

The Community Infrastructure Levy secures money from developments to be used to fund a wider range of local services. This is based on every square metre of new floorspace and is currently charged at £93.43/m2 (subject to an inflation index). This figure would be calculated at the time of any reserved matters permission once the total floorspace was known. 15% of this sum is safeguarded for Yatton Parish Council to spend as it sees fit.

In addition to this, Section 106 contributions are financial payments made by developers to ensure that new development does not increase pressure on local infrastructure and services and can be used to fund specific services not addressed by the Community Infrastructure Levy. Contributions can be made towards a range of infrastructure and services, such as affordable housing, open space, community facilities and travel to school arrangements.




Why are you consulting now and not waiting until after the COVID-19 pandemic so you can hold a physical meeting?


The government have made clear that they do not wish to see life and the economy to stall entirely. They have put in place emergency legislation to allow Councils and developers to carry out consultation and continue to progress planning applications in the current circumstances.




I know someone who does not have access to the internet.  How can they understand the proposals without viewing this website?


We can send paper copies of the website materials to anyone who requests to do so.




How can I make my views known?


Please see the 'Next Steps' section of this website.

When an application is made, the Council will also consult nearby residents and the Parish Council for their views. This would also occur at any reserved matters application (see above).




How can I discuss the scheme with someone?


Please contact Pegasus Group via the details at the 'Next Steps' section of this website, should you have any other queries/wish to discuss the matter with the appointed planning consultants. Please ask to speak with Jonathan Coombs.




How will my data be used?


The responses to the consultation will help inform the final application submission. A Statement of Community Involvement will be submitted with the application summarising the feedback given and how this has been responded to.

Pegasus Group (trading as Pegasus Planning Group Ltd) are appointed by Diverse Partnerships Yatton Ltd to carry out public consultation on their behalf. Any information provided on comments forms or in correspondence will only be used in accordance with the General Data Protection Regulations by Pegasus Group for the purposes of consultation on the development proposals and will not be disclosed with any third parties, other than in aggregate form with no personal details given.





 
 

FEEDBACK FORM

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