South Council: New Local Plan 2018 – 2036 Consultation

Land at Easter Compton/ Station

Representations on behalf of Harrow Estates plc and Robert Hitchins Limited

April 2018

South Gloucestershire Council: New Local Plan 2018-2036 Consultation

Land at Easter Compton/Pilning Station

Representations on behalf of Harrow Estates plc and Robert Hitchins Limited

Project Ref: 8279/A3/RN 8279/A3/RN Status: Draft FINAL Doc: P3 P3 Date: March 2018 March 2018 Prepared by: Robyn Nicholl Robyn Nicholl Checked by: Peter Roberts Peter Roberts

Barton Willmore LLP

Ref: 8279/A3/PR/RN/jmm Date: April 2018

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REPRESENTATIONS SGC NEW LOCAL PLAN Introduction

1.0 INTRODUCTION

1.1 This representation is submitted on behalf of Harrow Estates plc and Robert Hitchins Limited in response to the New Local Plan (2018-2036) Consultation. It responds to the consultation questions raised in the Local Plan Consultation document and, in doing so, outlines how the development of Land at Easter Compton/Pilning Station would contribute to the achievement of the proposed spatial objectives and sustainability appraisal objectives.

1.2 This Representation is in two parts:

 Sections 2 & 3 – Provide our general comments on the plan and address the Questions within the Plan respectively; and

 Section 4 (and the separate Site Vision Document) responds to the call for sites.

8279/A3/RN/jmm -1- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

2.0 GENERAL COMMENT

2.1 This Representation relates specifically to two sites, Land at Easter Compton and Land adjacent to Pilning Station, which we are promoting for mixed use development through the South Gloucestershire new Local Plan process on behalf of our clients, Harrow Estates plc and Robert Hitchins Limited.

2.2 Land at Easter Compton provides an opportunity to deliver an extension to the village of around 500 new homes, alongside the provision of additional facilities. Land adjacent to Pilning Station is being proposed for mixed use development which will connect Pilning Station to Severnside. These proposals aim to complement the extant planning permission at Severnside, which dates back to November 1957 and consented for (amongst other things) offices, warehouses and (in some parts) factories.

2.3 We have previously submitted representations to the JSP consultation process stating that the proposed housing figure of 102,000 homes set out within the JSP for the plan period 2016-2036, does not meet the full objectively assessed housing needs for the West of . For the housing needs to be met it is essential that this figure is increased to allow for further sustainable housing options to be included.

2.4 The draft JSP identifies the provision of 1,300 new homes within South Gloucestershire through non-strategic growth, including the development of up to an additional 500 dwellings on ‘contingency sites’, which will help to accommodate the on-going need for housing development throughout the villages and towns to enable local communities to thrive and maintain a robust housing supply across the district.

2.5 The vision set out within the JSP for the four Councils is ambitious. We would suggest that the vision for South Gloucestershire Local Plan needs to be further aligned with the JSP vision, which ultimately serves as the overarching framework to which the Local Plan is required to deliver its objectives. The new Local Plan needs to be robust in order to ensure adequate delivery of homes across the District, which the Core Strategy has failed to do. The Consultation document highlights that,

“this pattern of growth has lacked diversity, and the benefits of investment associated with growth has not been shared across all out communities. A continuation of this pattern of development growth alone will not achieve the amount or quality of development that is required to meet our objectives for the District.”

8279/A3/RN/jmm -2- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

2.6 The third element of the South Gloucestershire Local Plan Strategy is to identify new small-scale development in rural areas to meet the JSP identified need. In order to achieve this, the Local Plan must rely on making best use of the public transport network, including Metrobus links.

2.7 We consider it critical to the success of the new South Gloucestershire Local Plan that an emphasis is placed on delivering growth to the rural villages, which was ignored through the Core Strategy and Policies, Sites and Places Plan. The Spatial Strategy of limiting allocations to a small number of larger sites in the urban fringes has not provided enough housing during the plan period of the Core Strategy, which has led to the current undersupply of housing within the District.

2.8 We support the identification of Easter Compton as a non-strategic location for growth through the new South Gloucestershire Local Plan due to the existing level of facilities and services, and accessibility to the northern fringes of and the City Centre. The new M49 junction will increase accessibility to the Easter Compton/Severnside area which further supports our argument for growth in this location.

2.9 Whilst the merits of residential development at Easter Compton are acknowledged, it is recognised that this will necessitate the loss of some green belt land. The JSP undertook a Green Belt Review (November 2016) which suggested that the site lies within Cell 2a and makes a ‘Major Contribution’ to the Green Belt. We have previously submitted representations to the JSP process which stated that the level of contribution on this land should be reduced to ‘Contribution’ to Green Belt due to the fact that the release of this land for development would not result in the unrestricted sprawl of large built-up areas (i.e. Bristol) on the basis that strong existing and proposed defensible boundaries mean that the release of the site would form a stronger, longer term edge to the settlement.

2.10 We recognise that the allocation of land at Easter Compton would require removal of land from the Green Belt and as such this representation is accompanied by a review of the JSP Green Belt Assessment Stage 2 document.

2.11 Development at Easter Compton and Pilning Station has the following key advantages:

 The location and arrangement of the new M49 junction has now been approved which will greatly improve accessibility to Severnside and Easter Compton.

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 It is a unique opportunity to contribute to meeting the housing needs of the West of England housing market area in a location close to one of the key Enterprise Areas within South Gloucestershire.

 By providing new homes in close proximity to the major employment areas of /Severnside and the Bristol North fringe, this supports the economic growth of one of the largest employment sites within South Gloucestershire and minimises the need to travel to work.

 Would help to further enhance the local facilities and services available for the existing community of Easter Compton and could be delivered in step with public transport improvements.

 Ability to utilise the ‘North Fringe to Hengrove’ Metrobus link, thus reducing travel to work movement and overall use of private car.

8279/A3/RN/jmm -4- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Responses to Questions

3.0 RESPONSES TO THE NEW LOCAL PLAN CONSULTATION QUESTIONS

3.1 This representation seeks to directly respond to the questions posed within the new South Gloucestershire Local Plan (2018-2036) Consultation Document for Land at Easter Compton and Land at Pilning Station on behalf of our client, Harrow Estates plc and Robert Hitchins Limited.

3.2 We have answered the relevant questions below.

Question 2

a) Do you have any comments on the opportunities and challenges identified for Localities?

3.3 The locality which would have the greatest relevance to Land at Easter Compton and Pilning Station, is that of / – North Fringe Cluster. One of the key challenges raised by the Council is understanding the expanding transport assets within the area and designing appropriate developments with this in mind.

3.4 A number of infrastructure upgrades are currently in the pipework’s for the Severnside area, which the Local Plan has not taken into account, and so we are of the view that further growth in this location will be in high demand in the not so distant future. The new M49 junction, alongside the Metrobus Linkages proposed at Cribbs Causeway/North West Fringe, will ensure that any development at Easter Compton and north of Severnside will be highly sustainable and accessible.

3.5 The Council need to critically assess the transport provision currently available across the district, alongside modes of transport which are proposed for the future, in order to gain an overall understanding of the most sustainable locations for development.

Question 3 a) Do you have any comments on the approach used to determine the 35 rural places we are proposing to investigate for non-strategic growth? (Please see paragraphs 2.56 – 2.66 and appendices 1, 2 and 3)

3.6 As part of the preparation of the new South Gloucestershire Local Plan, it is a statutory requirement for the Council to undertake a Sustainability Appraisal (SA). The SA Methodology document (published as part of the evidence base) acknowledges that as

8279/A3/RN/jmm -5- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Responses to Questions

the plan is currently at a very early stage, South Gloucestershire Council have therefore undertaken a high-level approach when selecting potential settlements for review. Appendix 1 of the new Local Plan Consultation document sets out the initial assessment of key issues for all rural settlements within South Gloucestershire. It would appear that at this stage of the process the main issues leading to settlement elimination are based on their potential ‘Access to Key Services and Facilities’, and ‘location within Flood Zone 3 or 2’.

3.7 On review of the 35 settlements identified for investigation through the Local Plan process, it is clear that a proportion of these are relatively isolated settlements with limited facilities.

3.8 The district of South Gloucestershire has such a high percentage of land within the Green Belt that it would be non-sensical to remove these settlements from consideration and place development within the most isolated unsustainable communities, albeit causing no harm to the Green Belt.

3.9 Appendix 3 of the consultation document states that,

“…it may be necessary for further detailed Green Belt assessment of places within or adjoining Green Belt. This will assess at a more local level the value and potential impact from development on smaller parcels of Green Belt land within and surrounding rural places.”

3.10 We are of the view that new homes need to be provided in accessible locations, in terms of existing facilities and services located within rural settlements in addition to easy access to Bristol city centre and beyond.

3.11 Development at Easter Compton for non-strategic growth offers a unique opportunity due to its location adjacent to the Severnside employment allocation and the north fringes of Bristol, such as Aztec West and Cribbs Causeway. Steps have been taken recently, such as the approval of the new M49 junction, which would suggest that revenue is soon to be pumped into kick-starting this extant permission and bringing it to fruition. In sustainability terms, new housing development within close proximity to this Enterprise Area would help to minimise travel to work and help to enhance the local facilities within the area.

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b) Select an option that we should use to investigate sites for non-strategic growth? i) Option 1 (Outside the Green Belt); ii) Option 2 (Inside the Green Belt); iii) Option 3 (Both Inside & Outside the Green Belt)

3.12 We consider that the most sustainable option to carry forward would be Option 3 (Both inside and outside the Green Belt) for the reasons set out below.

3.13 The Council are at a very early stage of the Local Plan process therefore we consider it to be critical to the success of the plan that all settlements within and outside of the Green Belt are considered from the outset. We do not suggest that some development is then placed at each of these locations but rather, through a more detailed assessment with input from statutory consultees and ongoing public consultation, the Council will reach a point where they have a list of the most sustainable locations to deliver their housing requirement.

3.14 The SA is currently focused on assessing the effect of each of the 3 options in terms of how effective each would be at delivering the non-strategic growth target. As detailed assessments of individual settlements and potential development sites have therefore not been undertaken at this time the most favourable option to carry forward would be Option 3 (Rural settlements both inside and outside the Green Belt). This will ensure that all rural settlements are considered on their own merits and through the SA process the most sustainable settlement options for non-strategic development will be identified.

3.15 As the Green Belt covers more than half of the district of South Gloucestershire we consider it necessary to evaluate all settlements based on their sustainability and access to services and facilities, rather than their location within the Green Belt. Paragraph 2.62 of the Consultation documents states,

“However, the Green Belt covers 61% of the district. The requirement to accommodate at least 1,300 new homes and the potential additional 500 news homes contingency, in a number of places across the rural area, on a range of smaller sites, is likely to require places both outside and within the Green Belt to be investigated.”

3.16 We would like to raise an error within the consultation document, the existing homes total set out within both the Options 2 & 3 tables for Easter Compton are conflicting- Option 2 suggest a total of 229 homes, whereas Option 3 suggests a total of 230 existing homes.

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3.17 Although the updated Sustainable Access Profile (2018) now supersedes the Rural Settlements and Villages Topic Paper (2015), we would like to raise the point that Easter Compton total score was in the 11th highest percentile out of all settlements assessed, including towns, across South Gloucestershire (Appendix 3). A demographic table has now been included within the Sustainability Methodology document which places as the twentieth most populated settlement in South Gloucestershire (Appendix 4).

3.18 As per the Key table set out within Page 67 of the Consultation document for Option 3, the settlement of Easter Compton ranks fourteenth out of a total 35 settlements to be assessed, based on the current size of the settlement and the number of properties. Easter Compton has an overall good level of sustainability due to its location within the northern fringes of Bristol. Paragraph 2.78 of the Consultation documents states,

“By providing the largest range of alternative places and potential sites for non-strategic growth it will enable a more selective approach to growth at each place and future selection of individual sites. This will facilitate an approach of directing growth to places with the highest levels of sustainable access and places which avoid and minimise harm to existing built and natural assets.”

3.19 The Easter Compton Sustainable Access Profile does not take into consideration the Metrobus Links, which are due to run from Summer 2018. We consider this to be a flaw within the methodology, as one of the main factors to be considered is public transport. The ‘North Fringe to Hengrove’ Metrobus route will link Cribbs Causeway with Bristol City Centre and Hengrove to the south of Bristol. The Metrobus service will raise the sustainability of the area as it will help to reduce the use of the private car.

d) Do you have any comments or further information on individual rural places mentioned in this document?

3.20 We agree with the JSP assessment of this location, which concludes that Easter Compton itself has the potential for some non-strategic growth to support local services. In particular, the JSP recognises the scope for non-strategic residential growth at Easter Compton to support local services and contribute to addressing the housing supply deficit within South Gloucestershire.

3.21 We consider that development at Easter Compton would contribute to meeting the priorities identified in the emerging Local Plan document in the following ways:

8279/A3/RN/jmm -8- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Responses to Questions

 Easter Compton is within an accessible location to employment areas at Severnside and the North Fringes of Bristol, which is due to improve further once the new M49 Junction is in place;

 The Metrobus network will allow for further accessibility to and from the locality, with direct links from Cribbs Causeway directly into Bristol City Centre and Temple Meads Station;

 Housing development on a non-strategic scale would enhance and support the local facilities and services available for the existing community of Easter Compton;

 The Green Belt Cell (Cell 2a), which incorporates Land at Easter Compton, has the potential to deliver an adequate supply of housing to help boost housing figures in the District and bring affordable homes to Easter Compton for those seeking to get on the property ladder.

8279/A3/RN/jmm -9- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Call for Sites

4.0 CALL FOR SITES

4.1 This representation relates to approximately 32.6ha of land to the west of Blackhorse Hill (B4055), and 21.9ha of Land adjacent to Pilning Station. We have previously submitted representations to earlier stages of the consultation process on behalf of our client, Harrow Estates plc and Robert Hitchins Limited. Technical work has already been undertaken to demonstrate the suitability for development and deliverability of these sites.

Land at Easter Compton and Pilning Station

4.2 A significant proportion of the land within the control of Harrow Estates and Robert Hitchins is within the area covered by the 1957/58 employment consent which lies within Flood Zone 3. The majority of Land at Pilning Station is located within Flood Zone 2. In addition to this, land at Easter Compton falls within their control and lies in flood zone 1 (see Appendix 1).

4.3 The methodology and findings as set out within the Rural Settlements and Villages 2015 Topic Paper (November 2015) have now been superseded by the Sustainable Access Profiles (2018). Following consultation of the draft Sustainable Access Profiles in January 2017, the Council have now updated the Access Profiles to give greater weight to access to employment areas within 2km walking or cycling, in this case Avonmouth/Severnside area and Cribbs Causeway/north fringe of Bristol.

4.4 A further comment which we raised within the previous round of consultation on the ‘Sustainable Access Methodology Paper’, was that the Access Profiles do not seem to take into consideration the MetroBus linkages which are proposed to begin operation in Summer 2018. This will create a major improvement to the accessibility of villages, such as Easter Compton, which are on the periphery of Bristol. It is critical to the success of the South Gloucestershire Local Plan that it works alongside the West of England Joint Transport Strategy. We would suggest that the Public Transport section is reassessed to take into consideration and make an allowance for the MetroBus routes.

4.5 Land at Easter Compton does not have any physical constraints or environmental designations relating to flooding (the site is within Flood Zone 1), topography, access, landscape or ecology. In addition to this, is it important to note that Land at Pilning Station does not have any physical constraints, yet it is located within Flood Zone 2 but as this is proposed for a mixed-use site this constraint can be mitigated against.

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4.6 Due to the good level of accessibility to local facilities and employment, Easter Compton provides an excellent opportunity for sustainable residential development of around 500 new homes.

4.7 We have produced a Site Vision document (attached) which sets out the site work undertaken to date, including technical assessment work and a masterplan for the site, submitted alongside these representations.

8279/A3/RN/jmm -11- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 1 Site Location Plan

8279/A3/RN/jmm April 2018

REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 2

Rural Settlement Scores

Information extracted from Topic Paper: ‘Sustainable Access to Key services and facilities and demographic Information’ (November 2015)

8279/A3/RN/jmm April 2018

REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 3 Demographic Information

extracted from the Sustainable Access Methodology (2018)

8279/A3/RN/jmm April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

8279/A3/RN/jmm April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 4 Critique of Green Belt Stage 2 Assessment

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REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

 We would contest whether the site makes any significant contribution to maximising the reuse of brownfield given that it has been established that the OAN for the WoE Authorities cannot be met through the delivery of brownfield sites alone.

8279/A3/RN/jmm April 2018 VISION DOCUMENT

3 | Easter Compton and Pilning Station Development Opportunities

1 The Opportunity 4 1.1 Introduction 4

1.2 Strategic Opportunity 6

1.3 Transport and Movement & Local Facilities 8

1.4 Easter Compton 10

1.5 Site Description 12

2 The Vision 14 2.1 Easter Compton Garden Village - A healthy sustainable Settlement 14

2.2 Vision Objectives 16

2.3 Spatial Concept 18

3 The Masterplan 20 3.1 Proposed employment land next to Pilning Station 22

3.2 Proposed mixed use development at Easter Compton 24

3.3 Green Infrastructure Strategy 24

3.4 Access and Movement Strategy 26

4 Delivery of a New Garden Village 32 4.1 The Home and Garden 32

4.2 The Street 34

4.3 The Neighbourhood 36

5 Summary and Conclusions 40 4 | Easter Compton and Pilning Station Development Opportunities

1 The Opportunity

1.1 Introduction

This document has been prepared on behalf of These opportunities are to the east of the M49 Harrow Estates and Robert Hitchins in respect of motorway and the Avonmouth Severnside Enterprise two parcels of land at Pilning Station and Easter Area, a vast area of employment offering up to Compton. It sets out a vision and concept for the jobs. South east of the site lies the village of delivery of an integrated and planned sustainable Easter Compton and Junction 17 on the . community providing residential opportunities in close A new junction on the M49 is proposed to the west proximity to extensive areas of existing and committed with a spur directly into the centre of the site. This employment. The two parcels of land, which are will provide easy access to the South West and South defined on the plan opposite, are immediately . The site is 2km west of The Mall shopping and adjacent to an area of land which benefits from leisure complex at Cribbs Causeway. The Bristol to planning permission for a wide range of employment railway line passes to the north with Pilning uses. Planning permission has also been granted station on the north east corner of the site. This line recently for the construction of a new access to this is currently undergoing electrification works and employment area via a new junction on the M49. the station has the potential for trains to stop more frequently than currently. Nearby villages include The juxtaposition of these two areas of land with the , Pilning and . consented areas and other strategic opportunities such as Easter Compton, Pilning Railway Station, The document is structured as follows: Cribbs causeway and the proposed Metrobus presents the opportunity with reference to transport network provides an exciting and sustainable Section 1 the site and the context; new community containing homes and additional employment opportunities. The new employment area Section 2 sets out the vision together with the existing employment area within the 57/58 consent will provide about 33 hectares of Section 3 presents the masterplan employment buildings. This area will provide between Section 4 explains how the the opportunity will be (if distribution centres) and jobs (if a delivered business park) according to the HCA’s Employment Density Guide, November 2015. Section 5 contains a summary of the proposals 5 | Easter Compton and Pilning Station Development Opportunities

Aerial Site Location Plan showing 57/58 Consent

Pilning Station Tesco Distribution Centre

Area with planning permission for employment uses

M49

Easter Compton 1.2 Strategic Opportunity

The two sites offer a unique opportunity for a Pilning railway station is immediately adjacent to the genuinely mixed use and sustainably connected new site. Whilst this station has only limited current use, neighbourhood that incorporates adjacent existing and as it is a mainline railway there is an opportunity to proposed employment uses. The southern site will be expand its use and for it to become a commuting a sustainable mixed-use extension to Easter Compton. route to Bristol City centre. The proposed mixed use The northern site is an opportunity for employment development offers scope to expand the network of and residential as part of a mixed-use development. footpaths and cyclepaths which connect to existing The new housing and employment provide the critical routes and Pilning Station as part of a comprehensive mass to create a new high quality and sustainable walking and cycling network. village centre at Easter Compton. The new Metrobus network, which is due to open in Whilst the existing village has some facilities it is 2018 is within 1500 metres of the site (15-20 minutes lacking in those that provide the main day to day walk / 5-10 minutes cycle). This route can be reached needs of the community. The creation of a new by existing bus services from Easter Compton and mixed-used Garden Neighbourhood at Severnside provides for rapid transit into Bristol City Centre and which incorporates the committed employment area other destinations. Our proposals would create new offers the opportunity to provide facilities that are cycle and walking routes which would link to routes to currently lacking in the village such as a primary the Metrobus stop at Cribbs and to the Avonmouth school, convenience shop and health facilities within Severnside Enterprise Area to the west. a new centre that is central to and easily accessible The new junction from the M49 into the centre of from both the employment and residential areas. The the site will provide motorway access to the South new sustainable community will also optimise the West and South Wales as well as direct access to the strategic transport connectivity offered by improved Avonmouth Severnside Enterprise Area. bus services, proximity to the Metrobus network and Pilning station. The site is also close to the proposed Cribbs/Patchway New Neighbourhood which will provide for 5,700 new According to the West of England LWP, the homes and 50 ha of employment over the next 10-15 Avonmouth / Severnside is “an industrial location years. Enterprise Area is also in close proximity of internationally significant scale, extending for and this has been identified for potential job growth of 5 miles along the Severn Estuary and covering between and to 2026. some 1,800ha”. In 2014 there were people employed, mostly in transport and storage, The proximity to the strategic employment areas wholesale and manufacturing. A significant area of provides an opportunity for synergies between land adjacent to the Enterprise Zone has planning transport and access, energy, utilities and waste permission for a wide range of employment uses. This strategies; land is adjacent to the 2 proposed sites. 7 | Easter Compton and Pilning Station Development Opportunities

Strategic Plan 8 | Easter Compton and Pilning Station Development Opportunities

1.3 Transport and Movement & Local Facilities

Presented on the plan opposite are a range of The sites lie between Cribbs Causeway and Severnside facilities accessible to the site by foot, cycle and public which are both significant employers in the area. In transport. The B4055 links the site to a range of Easter Compton, a pub (The Fox) and a village hall facilities and services in north Bristol. Bus stops located both lie adjacent to the eastern site boundary. A on this route on the site’s boundary provide the 625 post office (open Monday/Wednesday/Friday in the service between Severn Beach and Southmead mornings) is based in the village hall. The Dinky Deli Hospital and the 924 service between Hallen and Café, a travel agent and a Methodist chapel are also Pilning School. located in the village. To the northeast is the Easter Compton Farm Meats shop. Schooling is provided locally for all age groups. There are at least six primary schools within 4km of the site Several sport and leisure facilities can be easily and several secondary schools including reached including the playing fields and small skate School, Bristol Free School and Patchway Community park to the north of Easter Compton and the Bristol College. Golf Course to the east. Bristol Zoo is planning to open a large zoological and adventure park in woodland which it owns adjacent to Blackhorse Hill. To the east, the Wave is being constructed, a park with an artificial wave pool for surfing which will be a regional attraction.

The National Cycle Route (NCR) 410, known as the Avon Cycleway, runs along the edge of the site and the NCR4 runs across the site along Farm Lane. Route 4 is part of a long distance route between and Fishguard. The site is linked to an extensive network of footpaths across attractive natural landscape which give great views of the surrounding country side, especially from the top of Spaniorum Hill. View south towards Easter Compton on Marsh Common Road 9 | Easter Compton and Pilning Station Development Opportunities

Facilities Plan 10 | Easter Compton and Pilning Station Development Opportunities

1.4 Easter Compton and Pilning Station

Easter Compton is a small linear village comprising There is not currently a defined Village Centre homes with a population of The village although the village does contain a Village Hall and contains a community hall, post office and public post office. There is not currently a focal green space house as well a delicatessen/café and a travel agents. or ‘village green’. Our vision seeks to deliver both Major employers already exist at Cribbs Causeway of these as part of a comprehensive new Garden and the Avonmouth / Severnside Enterprise Area and Neighbourhood which incorporates the existing more employment is planned immediately adjacent village, the committed employment areas, new homes to the sites. There are good existing bus services to and employment as well as new areas of public open local town centres and the opportunity to enhance and space provided as an integrated network. expand these. The land to the south, between the railway at The village appears to have developed from a series Pilning Station and the consented employment land of isolated buildings through infilling and ribbon at Severnside, offers the opportunity of providing development into the linear settlement that it is today. additional housing and employment, generating uses Additional development has started to take place and further enhancing the sustainability of this area. either side of the main linear form. As a result of the wide range of periods from which developments date, the character of the village is mixed and much of the built form is not locally distinctive in its design or materials. All Saints Church Easter Compton Village Hall 11 | Easter Compton and Pilning Station Development Opportunities

Easter Compton Facilities Plan 12 | Easter Compton and Pilning Station Development Opportunities

1.5 Site Description

Both sites are generally flat with fields defined by site boundary is contained by existing residential hedgerows and rhines. They are situated on flat, low development and the southern boundary by Bow lying ground overlooked by Spaniorum Hill to the Street Lane. Hedgerows define the western and south. northern boundaries.

The site west of Easter Compton The site west of Pilning Station This site is adjacent to Eastern Compton and has This site is adjacent to the railway line and has an an area of 32.6 hectares. Several Public Right of area of 21.9 hectares. It is bound by Marsh Common Ways (PRoWs) cross the site with many converging at Road, the B4055, to the west and the railway to the All Saints Church. One of these is a national route east. A hedgerow defines the southern boundary. A known as the Community Forest Path. The eastern Public Right of Way crosses the site east west.

View north west from Pilning Station towards the northern site and the M4

14 | Easter Compton and Pilning Station Development Opportunities

2 The Vision

2.1 Easter Compton Garden Village - A healthy sustainable Settlement

Our vision is to deliver “Easter Compton Garden The Easter Compton Garden Village comprises the Village” that will be an attractive, sustainable and proposed western extension to Easter Compton, the popular place to live and work. Building on the northern mixed use development at Pilning Station existing and committed employment opportunities as and the committed employment area inbetween. These well as the existing and planned strategic connectivity, are fully integrated through neighbourhood structure, Easter Compton Garden Village will be a vibrant, green infrastructure, movement networks, character community-focused place with generous green spaces and place-making. Easter Compton Garden Village and a range of sustainable transport options to Bristol contains the existing village of 230 homes as well as City Centre, the north fringe of Bristol and other areas a sensitive extension to it containing approximately to the north and west. 500 new homes. The resulting village of 730 homes will also contain new community facilities, a new village centre, village green and a country park. The settlement will be designed according to garden city principles. Compton Park Employment Community comprises the committed areas of employment approved under the 1957 planning permission as well as the proposed residential mixed use land near Pilning Station. Together these form part of the wider Avonmouth/Severnside employment areas. 15 | Easter Compton and Pilning Station Development Opportunities

Illustrative View of Village Green

Illustrative View of Local Centre 16 | Easter Compton and Pilning Station Development Opportunities

2.2 Vision Objectives

A Garden Village Landscape Led

»» A place designed to reflect the principles of »» Easter Compton Garden Village will be designed Garden Cities: around the existing landscape and network of rhines and hedgerows; »» Holistically planned, which enhances the natural environment; »» It will incorporate multifunctional green spaces and corridors containing active movement routes, »» A distinctive, attractive development that reflects sustainable urban drainage and recreational areas the character of the local area; both formal and informal;

»» An appropriate mix of high quality housing to »» A series of green corridors will run from the eastern meet local needs; to the western boundaries which will retain existing »» Construct innovative, sustainable and future- trees and hedgerows as well as water features and proofed housing; provide cycleways and footpaths;

»» Access to a range of employment opportunities; »» Other smaller corridors of hedgerows and streams will define each hamlet; »» Strong cultural, recreational and shopping facilities in a walkable neighbourhood; »» A buffer of dense tree planting will run along the boundary with the M49 motorway; »» Integrated and accessible transport systems. »» Significant prominent views will be retained towards Spaniorum Hill to the south.

18 | Easter Compton and Pilning Station Development Opportunities

2.3 Spatial Concept

The key features of the masterplan are as follows: will serve the day to day needs of people working there. In the employment area a new mixed use Overall Strategy hub is proposed.

»» A single mixed use community made up of two »» An integrated network of green infrastructure walkable neighbourhoods each with a community which provides sustainable drainage features, play focus at the centre. areas, informal open space and natural areas of »» A concept of setting development within ‘parkland’ recreation. with well-defined landscaped edges. »» A series of public squares and parks, connected »» The two neighbourhoods are integrated and through the green infrastructure network are connected through a multi-functional green proposed. infrastructure network as well as pedestrian and cycle routes.

Routes »» The employment area will be accessed via a new strategic link to the M49 as well as access from Holloway Road.

»» The new residential development at Easter Compton will be accessed via three new vehicle accesses.

»» North-south strategic pedestrian and cycle links will connect and integrate the two neighbourhoods.

Nodes and Spaces »» Each neighbourhood will have a centrally located ‘community hub’. In the southern site adjacent to Easter Compton, this will take the form of a new village centre, village green, a new primary school and other community facilities within the heart of the village. The village centre is in a location that is easily accessible from the employment area and

20 | Easter Compton and Pilning Station Development Opportunities

3 The Masterplan

3.1 The Concept Masterplan »» New residential development of circa 500 dwellings, associated car parking and public open space; The Concept Masterplan on the opposite page shows how the spatial vision would be realised in response to »» An average density of about 40 dwellings per the specific features of the site and the context. hectare;

The masterplan presents the strategic concept for »» A high quality range of sizes and tenures to provide the creation of Easter Compton Garden Village. It detached, semi-detached and terraced housing; demonstrates how a truly sustainable, integrated and »» Across the new settlement character of building ‘green’ new settlement can be delivered. It is proposed design and layout will respond to key issues such that the land at Easter Compton is allocated for as whether it is in the village core (more formal residential-led mixed use. The development will be and with more gables) or the village edge (more shaped by important site features and the aspiration informal, facing countryside) and contextual to create a high quality distinctive development that references from surrounding rural buildings; is integrated with significant areas of open space. The Concept Masterplan, presented opposite, illustrates »» Strong frontages to key routes and open spaces. the key elements of the design and emphasises the opportunities the site provides, including: »» Provision of public open space to include a range of uses. »» A new village core within Easter Compton comprising a local centre and a primary school;

»» A mixed use development adjacent to Pilning Station;

»» A permeable and legible structure of development blocks that are designed to follow the rhines and hedgerows on the site;

»» An arrangement of dwellings aiding the creation of links, visual and physical, to green space, All Saints Church, and beyond the site to Spaniorum Hill and the Suspension Bridges;

»» Approximately 14 hectares of residential land including access roads as well as 21.9 hectares of new employment land; 21 | Easter Compton and Pilning Station Development Opportunities

Concept Masterplan 22 | Easter Compton and Pilning Station Development Opportunities

3.2 Proposed mixed use development next to Pilning Station

This area of land, between Marsh Common Road and the railway line, is proposed as a mixed use extension to the existing employment areas. It will be employment and residential as part of a mixed use development. This site would be accessed via Marsh Common Road. The site could accommodate approximately 14.2 ha of mixed use in a sustainable location within a short walk of Pilning Station. The new mixed use area will also benefit from the improved connectivity resulting from the proposed new junction on the M49. 23 | Easter Compton and Pilning Station Development Opportunities

Concept Masterplan for Northern Site 24 | Easter Compton and Pilning Station Development Opportunities

3.3 Proposed mixed use development at Easter Compton

The area of land to the west of Easter Compton is proposed for a residential led mixed use extension to the village comprising approximately 14ha of residential land which would provide about 500 new homes; a new primary school; a new village centre, comprising new shops and community facilities; a new village square; a new village green; a new network of attractive open spaces and corridors. 3.4 Green Infrastructure Strategy

»» The low lying development area forms a logical place for the settlement to grow;

»» Strengthening of the existing boundary landscape of trees and hedgerows will create a high level of visual containment;

»» New tree planting to aid the creation of an attractive green character for streets and spaces;

»» A series of green corridors retain existing trees and hedgerows as well as water features will also cater for pedestrians and cyclists;

»» Provision of formal play areas and informal open space;

»» Proposed attenuation across the site. 25 | Easter Compton and Pilning Station Development Opportunities

Concept Masterplan for Southern Site

27 | Easter Compton and Pilning Station Development Opportunities

Access and Movement Strategy Plan 28 | Easter Compton and Pilning Station Development Opportunities Location Plan

Village Green

30 | Easter Compton and Pilning Station Development Opportunities Location Plan

Local Centre 1 32 | Easter Compton and Pilning Station Development Opportunities

4 Delivery of a New Garden Village

The provision of an additional 500-600 new homes Quality homes designed to maximise comfort, and new community facilities and areas of public convenience and sustainability open space at Easter Compton will be delivered in accordance with Garden City principles to ensure that The over-arching objective is to provide homes that the resulting community is of a high design quality are attractive, functional, adaptable and efficient to with a distinctive character. This section sets out a run. We believe that each property should be designed summary of the key design principles that will be to be desirable in order to attract investment in the applied at the detailed design stage in order to bring community for the long term. the vision to life. Attractive and durable architecture 4.1 The Home and Garden and materials The Garden Village will contain attractive and We understand the importance of the individual interesting architecture that may be contemporary or dwelling as a home and the vital role it has in the traditional in design. production of place. The Garden Village will create the opportunity for homes that people will want to invest Commercial house types can be adopted to create and stay in, providing room to expand and flexible attractive and interesting street scenes that respond to garden space. the character of the context, the site and the location within the development at levels that are viable for house builders and the market.

Productive gardens The density of the original Garden Cities was partly driven by the desire for gardens to be large enough to provide for food production.

Current concerns about genetic modification of foodstuffs, chemical pollution, and food miles have seen waiting times increase for allotments and a rise of land sharing schemes for food production.

Semi-detached homes in Welwyn Garden City 33 | Easter Compton and Pilning Station Development Opportunities

This suggests that serious consideration should be Accommodating personal transport within the given to this need, and at Severnside, gardens will be street and next to the home large enough to grow fruit and vegetables. The sensible densities employed in the Garden Cities Attractive front gardens and the Government’s calls for family housing suggest a move away from recent examples of higher density Front garden which contribute to the provision of local development with consolidated and often poorly green space make a positive contribution to green configured parking. infrastructure. Creating hedged and enclosed gardens at the front of the house provides the opportunity for Although the original Garden Cities were not designed personalisation of space and property, whilst allowing to accommodate the levels of car ownership we have for a unified street scene which was one of the today, they have adapted to this and accommodate important Garden City principles. the car very successfully. Our approach acknowledges that in the future people will continue to rely on various means of personal transportation and that technological advances will allow improved means of family transport powered by sustainable means.

Easter Compton Garden Village will allow for a return to a sensible balance between public and private transport and provide for convenient and sufficient levels of parking close to the front door of each home.

The home and garden: generous green spaces and convenient parking

35 | Easter Compton and Pilning Station Development Opportunities

Each street is designed as a place Providing attractive and green settings and employing tree-lined streets with front gardens Continuing the notion of ‘street pictures’, visual interest can be created along streets through the grouping and The enduring qualities of long, tree-lined, attractive setting back of buildings to define and enclose spaces. avenues defined by interesting and appealing houses The neighbourhood will be easy to navigate as a is perhaps the greatest legacy of the Garden Cities. result of a network of attractive and distinctive streets with differences between the streets created through It has been demonstrated that urban trees can the use of different tree species, building materials or add considerable economic and social benefits to architectural styles. neighbourhoods. Functional streets As well as being distinctive and harmonious places, Garden City streets were designed to be functional. We believe that streets should be wide enough to accommodate on-street parking as necessary and provide sufficient generosity of space to accommodate street trees and other landscaping.

The Street: continuous, connected, tree-lined and enjoyable places. Building set-backs create interest and a sense of place. 36 | Easter Compton and Pilning Station Development Opportunities

4.3 The Neighbourhood

A ‘Walkable Place’ Accessible employment uses Easter Compton Garden Village will be a ‘walkable Easter Compton Garden Village will provide more place’ with facilities and services provided in the centre than sufficient employment for the community. In of a radial structure. The objective is to provide as order to provide an efficient transportation structure, many dwellings as possible within a 10 minute (800 elements of employment are likely to extend to the metre) walk of the local centre and at less than this edge of the neighbourhood but opportunities for distance where form and context permit. Pedestrian connected, flexible and integrated space should be and cycle routes should also provide direct connectivity investigated. to the local centre along radial routes. Integrated public transport A Neighbourhood Centre with a mix of uses Frequent and reliable public transport can be A lively and commercial mix of uses provided within provided, given the density of population. Key to the neighbourhood centre and along main routes achieving this is the provision of accessible central adds to the character of the development as well as streets providing bus stops within walking distance of its potential to be self-reliant. It is important that the all dwellings and employment at Severnside. scale and location of the proposed uses are realistic, viable and deliverable.

Schools within walking distance Accessible play areas 37 | Easter Compton and Pilning Station Development Opportunities

Central and direct cycle and pedestrian routes Integration with the existing community The structure of Easter Compton Garden Village seeks Garden Cities were conceived as separate entities to maximise connectivity for pedestrians and cyclists by in the landscape. Easter Compton Garden Village providing direct routes along key desire lines. Wherever seeks to provide strong legible connections to existing possible, these are provided off-street within the green communities through the provision of direct movement infrastructure network with a network of quiet streets routes and an appropriate transition in both form and providing a secondary tier of movement. character.

The Neighbourhood: a well-connected, walkable place 1

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5 1

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Summary of Key Design Principles for Easter Compton Garden Village

»» High quality, well designed homes »» Ample space for cars provided close to the front 1 4 door, screened by planting »» The opportunity for food production near the 2 home »5» Multi-functional and accessible green space »» Streets imaginatively designed to create places »» Direct and legible movement routes to encourage 3 6 and ‘street pictures’ and the grouping of buildings walking and cycling to create ‘places’ 4 2

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7 7 3

Additional Features

»» Deciduous trees provide shading to south »» Care in the design of corners to create places 1 4 facing elevations in the summer »» Buildings and roof slopes designed to maximise 5 »» Strong frontage along Avenue with formal solar gain where appropriate 2 tree planting »» Lower density development on green edges 6 »» Informal tree planting along secondary 3 routes »7» Different streets defined by different tree species 40 | Easter Compton and Pilning Station Development Opportunities

5 Summary and Conclusions

This document has set out a vision, design concept and This document has demonstrated how a sustainable strategies for the developments at Easter Compton urban extension to the north west of Bristol, that is of and Pilning Station to create a new integrated and the highest urban design quality, maximises the unique planned sustainable community providing residential opportunity offered in terms of sustainable transport opportunities in close proximity to extensive areas of methods to key employment centres and Bristol City existing and committed employment. Centre. Easter Compton Garden Village will respond to site features and local distinctiveness to create In summary, the proposed development will deliver the a development with a real sense of place that sits following benefits and qualities: appropriately next to the existing employment area at »» Creation of a strong sense of place, the identity of Severnside. which draws upon the context of Severnside and the surrounding area;

»» A place to live that is accessible via sustainable forms of transport to local schools and key facilities in Severnside and Bristol;

»» Generous new areas of open space that can bring benefit to the new and existing nearby communities and also enhance biodiversity and ecology;

»» As well as much needed homes, it will also provide a new primary school and additional employment area;

»» Multi-functional, connected green spaces that are inspired by concepts of healthy, happy living;

»» New safe and attractive pedestrian and cycle linkages that further aim to ensure that the development is well connected to both city and country. 41 | Easter Compton and Pilning Station Development Opportunities bartonwillmore.co.uk town Planning Masterplanning & Urban Design Architecture Landscape Planning & Design Project Management & Cost Consultancy Environmental & Sustainability Assessment Graphic Design Public Engagement research

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