South Council: New Local Plan 2018 – 2036 Consultation

Land at Nibley Lane,

Representations on behalf of Barratt Homes

April 2018

REPRESENTATIONS SGC NEW LOCAL PLAN Introduction

1.0 INTRODUCTION

1.1 This representation is submitted on behalf of Barratt Homes in response to the New Local Plan (2018-2036) consultation. A location plan for Land at Nibley Lane, Yate is attached at Appendix 1. It responds to the consultation questions raised in the Local Plan Consultation document and submission of land to the Call for Sites.

1.2 This representation is in three parts:

1. Sections 2 & 3 – Provides our general comments on the plan and addresses the Questions within the Plan respectively;

2. Section 4 - Responds to the call for sites; and

3. Section 5 – Sets out our recommendations for taking the plan forward to the next stage of consultation.

27204/A3/RN -1- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

2.0 GENERAL COMMENT

2.1 We support the preparation of the new South Gloucestershire Local Plan (2018-2036) Document and would like to raise several recommendations to be addressed through this consultation process.

2.2 This representation relates specifically to Land at Nibley Lane, Yate, which is under the control of Barratt Homes and is being promoted for residential development. Land at Nibley Lane provides an opportunity to deliver around 450 new homes, alongside the provision of a Park and Ride to the north of the site, just off the (A432) Badminton Road.

2.3 Although we support the identification of Land at Nibley Lane through the Joint Spatial Plan (JSP) as a sustainable location for development, we do not consider the land use proposed through the JSP Plan to be the most appropriate strategy when considered against all other reasonable alternatives. The site is considered to be more suitable for strategic residential growth rather than employment, and we have previously submitted representations to the JSP process setting out our case.

2.4 The vision set out within the JSP for the four Councils is ambitious. The vision for South Gloucestershire Local Plan needs to be further aligned with the vision set out in the JSP, 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 the adequate delivery of homes across the District, which the Core Strategy has failed to do.

2.5 The role of the new Local Plan is to clearly set out the details of the proposed site allocations including policies dedicated to the delivery of these sites. The most recent Publication Consultation Document for the JSP went over and above its purpose (as defined by the LDS), and in our opinion has become more site specific than it should have. The JSP acts as the overarching planning framework to which the new Local Plan will sit, therefore it should be at this Local Plan ‘Issues and Options’ stage that the site specifics are consulted upon and agreed prior to adoption.

2.6 We have previously raised our concerns through the JSP consultation in January 2018, around how site specific the proposed allocation for ‘West Yate’ (JSP Policy 7.12) is at this stage and consider that the level of detail goes beyond the scope of the JSP document.

27204/A3/RN -2- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

2.7 We draw attention to the newly published Local Plan Delivery Programme (LPDP) which clearly sets out the role of the JSP, this wording has also been included within each of the other WoE Local Development Scheme reports (B&NES, North Somerset and City Council) which states,

“The broad strategic distribution of housing and employment land/floorspace in the plan area, including strategic locations which are critical to the delivery of the housing requirement.”

2.8 The Local Plan Delivery Programme (LPDP) also sets out the role of the new Local Plan which states,

“The new Local Plan will detail the spatial objectives, locational strategy, and planning policies, including new allocations for housing sites, employment and other land uses in line with the requirements of the West of Joint Spatial Plan, together with the associated key social and physical infrastructure needed to support sustainable communities in South Gloucestershire.”

2.9 On reflection, the current Local Plan consultation document focuses largely on the non- strategic growth element and various Greenbelt options which need to be assessed through this process. In order to reflect the scope of the Plan outlined within the LDS, it is therefore necessary for the Local Plan to refine and add detail to the strategic allocations outlined in the JSP. This should include a thorough review of the allocated land at Yate to determine the most appropriate strategy that is justified and effective. At present we consider that the current Local Plan consultation document does not provide sufficient information on the Strategic Development Locations in order to ensure that appropriate feedback is gained at this ‘Issues and Options’ stage.

2.10 The JSP Publication Document made reference to the allocation of 11ha of land south of Badminton Road for ‘B1 and B2 office/light industrial and research use’. The JSP’s evidence base for South Gloucestershire already shows a significant oversupply of B1/B2 use and we consider that this site should instead be considered as an opportunity to deliver further housing in Yate in order to help met the OAN. In addition to the current overprovision of employment land, the new neighbourhood at North Yate includes 4.63ha of employment land, which the site at Nibley Lane would be in direct competition with. We do not consider that the deliverability of further B1/B2 use within Yate has been appropriately assessed at this stage of the process.

2.11 Land at Nibley Lane is under the control of Barratt Homes, and as residential developers the site is therefore deliverable for residential development, as opposed to employment

27204/A3/RN -3- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

use. Allocation of this site for residential development would also allow for the delivery of further benefits, including the provision of the Park and Ride.

2.12 Furthermore, due to the number of landowners included within the proposed ‘Western allocation’ north of Badminton Road, we question the deliverability of this site. This fragmented land ownership means that the land to the north of Badminton Road is not deliverable, and furthermore its identification through the JSP for residential use is not justified and unsound.

2.13 In order to actually achieve the housing requirement and ensure future five-year land supply over the plan period South Gloucestershire Council must seek to assess deliverability in order to allocate sufficient deliverable housing sites.

2.14 Paragraph 34 of the revised NPPF Consultation Document (March 2018) includes the new approach to viability through which local plans will be expected to fully understand. This is to help ensure that development requirements set through Local Plan policies are deliverable which will in turn provide more certainty about what will be expected at the decision-making stage.

2.15 Within this representation we outline how land at Nibley Lane could be developed to deliver circa 450 new homes, alongside the significant wider community benefits that could be achieved through the provision of the Park and Ride site to the north, along Badminton Road.

2.16 Residential development at Nibley Lane has the following key advantages:

 The ability to deliver the Park and Ride on the northern part of the site and utilise the new Metrobus link, thus reducing travel to work movement and overall use of private car.

 Opportunity to contribute to meeting the housing needs of the West of England housing market area in a sustainable development location close to Yate town centre and railway station.

 By providing new homes in close proximity to key employment areas, such as Beeches Industrial Estate, Business Park and Yate town centre, supports economic growth of Yate and minimises the need to travel to work.

27204/A3/RN -4- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN General Comment

 Residential development in this location would help to soften the approach into Yate, as opposed to B1/B2 employment blocks which has been proposed through the JSP Publication Consultation document in January 2018.

27204/A3/RN -5- 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 Nibley Lane on behalf of our client, Barratt Homes.

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 One of the key challenges highlighted within the Consultation Document states that,

“There is a need for a ‘whole town’ approach to planning future development in Yate. This will include; careful consideration of the potential future development of the town centre; links to new and existing employment uses (including location of new employment uses) and issues of traffic movement within and through the town.”

3.4 Yate Train Station is one of the towns major assets, as its connection into central Bristol, and the northern and eastern fringes, will help to play a major role in the future development and economic growth of the town.

3.5 In order to gain an overall understanding of the most sustainable locations for development across South Gloucestershire the Council need to assess the transport provision currently available, alongside proposed modes of transport such as Metrobus. The Council have not fully evaluated the benefit of this site for delivery of the Park and Ride, alongside around 450 new homes to help meet the housing need.

3.6 The Consultation document highlights ‘key sites for change’, which focuses on the potential of the Western Gateway for residential and mixed-use purposes. Due to the number of commercial interests in this area with differing lengths of leases and operations, the prospect of delivering residential development in this area is limited. Given the above and the location of the protected employment area of the ‘Beeches Industrial Estate’ directly adjacent to the train station, we consider that it would be more beneficial to encourage higher grade employment with higher employment densities in this area and focus residential development to the Nibley Lane site which will benefit from improved public transport connections.

27204/A3/RN -6- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Responses to Questions

3.7 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. The site at Nibley Lane provides a unique opportunity for achieving residential development as well as further developing public transport connections along Badminton Road.

3.8 In sustainability terms, new housing development within close proximity to the town centre and train station would help to minimise travel to work and help to further enhance local facilities within the area.

3.9 We consider that the development of Land at Nibley Lane would contribute to meeting the priorities identified in the emerging Local Plan document in the following ways:

 Land at Nibley Lane is within an accessible location to employment areas at Westerleigh Business Park and Yate Town Centre, as well as being located along the Badminton Road Corridor, which is due to provide further public transport connections into Bristol City Centre in the form of the Metrobus;

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

 Land at Nibley Lane for the development of around 450 dwellings, has the potential to deliver an adequate supply of housing to help boost housing figures in the District and bring additional affordable homes for those seeking to get on the property ladder.

Question 9

Do you have any views on the intended approach to Affordable Housing?

3.10 The definition of Affordable Housing has now changed within the revised NPPF consultation document. Paragraph 65 of the NPPF Consultation document (March 2018) stipulates that all strategic housing sites should provide at least 10% affordable housing, unless this would exceed the level of affordable housing required in the area. A list of exemptions to this rule have also been included:

“Exemptions should also be made where the site or proposed development:

a) provides solely for Build to Rent homes;

27204/A3/RN -7- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Responses to Questions

b) provides specialist accommodation for a group of people with specific needs (such as purpose-built accommodation for the elderly or students); c) is proposed to be developed by people who wish to build or commission their own homes; or d) is exclusively for affordable housing, an entry level exception site or a rural exception site.”

3.11 The Government have now sought to address housing for first time buyers through Paragraph 72 of the revised NPPF (2018), with the identification of exception sites to comprise entry-level homes for affordable rent or discounted sale;

“Local planning authorities should support the development of entry level exception sites, suitable for first time buyers (or those looking to rent their first home), unless the need for such homes is already being met within the authority’s area. These sites should be outside existing settlements, on land which is not already allocated for housing, and should:

a) comprise a high proportion of entry-level homes that will be offered for discounted sale or for affordable rent; and

b) be adjacent to existing settlements, proportionate in size to them, not compromise the protection given to areas or assets of particular importance in this Framework, and comply with any local design policies and standards.”

3.12 Policy developed in respect of Affordable Housing within the Local Plan will need to be in accordance with National Policy in order to be found sound. As such, policy should reflect the emerging/adopted revised NPPF.

27204/A3/RN -8- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Call for Sites

4.0 CALL FOR SITES

4.1 This representation relates to approximately 28.2 ha of land to the south of Badminton Road, Yate. We have previously submitted representations to the JSP consultation process for promotion of this land for residential use on behalf of our client, Barratt Homes. Technical work has already been undertaken to demonstrate the suitability for residential development and deliverability of the site.

Land at Nibley Lane

4.2 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 there is a total of 13 major employers and 15 safeguarded employment areas within this 2km radius. Due to Yate’s extensive range of key services it acts as a hub for surrounding rural villages.

4.3 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 public transport linkage would promote further sustainable connections between Yate and Bristol, and specifically raise the value of having residential development south of Badminton Road which would utilise this resource. 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.

4.4 Due to the excellent level of access to local facilities and employment this site provides a unique opportunity for sustainable residential development along the Badminton Road corridor for around 450 new homes.

4.5 We have produced a Site Vision document (Appendix 2) which sets out the site work undertaken to date, including technical assessment work and a masterplan for the site, submitted alongside these representations.

4.6 We support the fact that the JSP and the new Local Plan has identified Yate as a suitable location for growth but find that the oversupply of employment uses across South Gloucestershire needs to be understood. The further identification of employment land

27204/A3/RN -9- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Call for Sites

has the potential to oversaturate the market and furthermore, due to this surplus of B1/B2 use it means that land at Nibley Lane will be in competition with the already existing and committed employment sites.

4.7 Land at Nibley Lane is suitable, available and viable for residential development and therefore should provide an appropriate location to accommodate additional residential development to meet the OAN. The housing potential of Yate should be increased to at least meet the earlier proposal for delivery of 2,600 homes within the period.

27204/A3/RN -10- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Recommendation for Next Steps

5.0 RECOMMENDATIONS FOR NEXT STEPS

5.1 In order for South Gloucestershire to produce a new Local Plan which will meet the NPPF’s test of soundness we have summarised below a number of points which will need to be addressed within the next stage of the plan process:

1. South Gloucestershire Council must ensure that, as the overarching framework, the JSP will not go over and above its intended purpose. The role of the Local Plan is to clearly set out the ‘strategic policies’, along with any other ‘local policies’. The proposed draft allocations currently set out within the JSP must be reviewed and supplemented by detailed site specific policies prior to the next stage of the Local Plan consultation process. Without this review taking place we consider this process to be unsound.

2. The Council must assess the deliverability of potential housing allocations to ensure that they can appropriately deliver the level of housing required to meet the current housing needs within the district. The fragmentation of land to the north of Badminton Road will affect the viability and deliverability of this proposal and therefore we consider it critical to the success of the plan that this is reviewed in more detail. The Local Plan is the appropriate vehicle to do this.

3. No evidence has been provided to demonstrate that land at Nibley Lane is required or viable for employment development and therefore such proposals should be found unsound. Land at Nibley Lane should instead be utilised to provide an additional 450 homes within Yate, which would contribute towards the overall housing figure.

27204/A3/RN -11- April 2018 REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 1 Site Location Plan

27204/A3/RN -13- March 2018

REPRESENTATIONS SGC NEW LOCAL PLAN Appendices

Appendix 2 Site Vision Report

27204/A3/RN -14- March 2018

Vision

The Vision for the development at Nibley Lane is to create a new Garden Village of the highest quality.

The built environment of the new community will provide for sustainable, healthy lifestyles, in an attractive and green setting, reflecting the character of linear villages in the local area.

Alex Trott © The contents of this document must not be copied or reproduced in whole or in part without the written consent of The Barton Willmore Desk Top Publishing and Graphic Design by Barton Willmore Graphic Partnership. All plans are reproduced from the Ordnance Survey Communication Map with the permission of the Controller of HMSO. Crown Copyright This artwork was printed on paper using fibre sourced from sustainable Reserved. License No. 100019279. plantation wood from suppliers who practice sustainable management Date: 10.1.18 / Status: Draft / Rev: A / Author: AT / Checked by: KP of forests in line with strict international standards. Pulp used in its J:\27000 - 27999\27200 - 27299\27204 - Nibley Lane\A5 - Reports & manufacture is also Elemental Chlorine Free (ECF). Graphics\Graphics\InDesign\Document\27204 Vision 05

2

1. The Opportunity

1.1. Introduction The document is structured as follows:

This document has been prepared on behalf of Section 1: Presents the strategic opportunity with Barratt Homes in respect of land to the west reference to the site and the context. of Yate as defined on the plan opposite. The Sets out the vision for the new Garden document sets out a vision and design concept Section 2:  Village. for the delivery of a new Garden Village of approximately 450 homes together with a new Section 3: Presents the concept for the park and ride facility and a network of multi- development. functional green spaces, and corridors. Section 4: Summarises the proposals and design The site is sustainably located within 1.2 km (16 approach. minutes walk) of Yate railway station and within walking distance of a range of employment opportunities.

The development also provides an opportunity to deliver a new, attractive and well-defined western edge to the built up area of Yate, crating a more appropriate transition with the open countryside.

The site is also strategically well-located to deliver an effective Park and Ride facility that will contribute to sustainable travel patterns and the reduction in congestion in the area.

4 5 1.2. The Site Adjoining Uses

The site is immediately adjacent to the western The site is bounded by the A432 Badminton Road edge of the built up area of Yate. The 28.2 ha to the north; Nibley Lane and the main Bristol site has Nibley Lane at its eastern boundary, to Birmingham Railway Line directly to the east; Badminton Road (A432) as its northern boundary and the London to South Railway Line and the railway line to the east. The western to the south. To the west, the site borders open boundary is defined by the watercourse, tributary countryside although there has been a recent of the River Frome. addition of an area of Solar Panels (34.2 ha) to the south of Says Court Farm. Also to the west are a The site comprises the eastern side of a valley and number of small Industrial Estates including a site slopes down from the eastern boundary to the on Frog Lane, units at Says Court Farm, and on watercourse. the Mayshill Industrial Estate.

Hedgerows, some of which contain trees, run along the boundaries and through the site.

Two power lines cross part of the site as illustrated on the page opposite.

View of site marked on plan opposite

6

1.3. Planning Context Although we support the fact that the JSP Publication document has identified the South Gloucestershire Council are one of four settlement of Yate to be a suitable location for authorities involved in the preparation of the West growth, we do not consider it an appropriate of England Joint Spatial Plan (JSP). The purpose location for employment and is better suited of the JSP is to identify sustainable locations for for residential. As such, we do not consider growth over the plan period to provide a high- that Policy 7.12 is sound in its current form. level strategic planning policy framework for each The policy specifically sets out the range of of the four authorities new Local Plan. land uses being proposed through the strategic allocation (residential and employment) and their In December 2016, ‘Yate strategic corridor’ was approximate areas (ha). We also consider this considered through the ‘Towards the Emerging level of detail to go beyond the scope of the JSP Spatial Strategy’ (ESS) document as a potential document and would suggest that the policy is location for strategic growth for up to 2,600 new revised accordingly to ensure the delivery of a dwellings. Since this time, the JSP Publication high-level locational strategy. document has been published which includes ‘Policy 7.12’ and proposes ‘a minimum of 2,000 The Green Belt Review, undertaken as part of dwellings, including affordable housing, of which the JSP process, proposes the release of this land at least 1,000 will be delivered within the plan from the Green Belt further establishing that period.’ Further to this, approximately 30 ha of Land at Nibley Lane is a sustainable location for employment land has been proposed with; development. Due to the fact that there is currently a significant oversupply of employment land (B1/ i. 11ha of land south of Badminton Road will be B2) across South Gloucestershire, as set out in allocated for B1 and B2 office/light industrial and more detail within the submitted Representation, research use; and we consider that this site has the potential to deliver up to 450 new homes which can contribute ii. 19ha of land between the railway tracks off the to the ‘minimum of 2,000 dwellings’ being sought Westerleigh Road will be allocated for B2/B8 and within Yate. similar uses.

8 1.4. Potential benefits of the site The Metrobus service aims to connect and cater for longer-distance journeys between the North The development of Land at Nibley Lane has the Fringe, South Bristol and Central Bristol. The potential to deliver a number of key benefits such Joint Transport Plan focuses on a new Metrobus as, access to jobs, access to Metrobus stop and a route extending along the A432 which will help Park and Ride which is currently being sought by to serve the proposed Park and Ride site. This South Gloucestershire Council. route extension (‘Metrobus 5’) will then connect into the ‘North Fringe to Hengrove’ Metrobus The Joint Transport Plan proposes that a new route, which is currently under construction. Park and Ride site will be located on the A432 as part of a new network of sites on the edge of Bristol urban area. We consider that a Park and Ride has the potential to be located to the north of the site, south of Badminton Road, which would also provide direct access to the proposed Metrobus stop on Badminton Road.

9 lower at 69mAOD. Immediately south-west of the 1.5. Landscape & Visual Context tributary the ground rises again with a similar The site lies in a gently rolling vale landform gentle but distinctive landform. that is crossed by watercourses and patterned Two over-head power lines cross part of the site with the farmed landscape at the edge of both the near the A432. The cables and the pylon towers do countryside and the settlement. This is a settled not characterise the site but they are prominent landscape and the small hamlet of Nibley is still in local views. Stronger components include Tree distinctive on the A432 Badminton Road at the cover and the hedgerows and the dipping, broad northern corner of the site, but it is the large low valley landform are also important elements in settlement of Yate, the town, that exerts urbanising the landscape. character influences across the site. The site is not covered by any local or national The edge of Yate is marked along the long landscape designation: it is not within an Area north-eastern site boundary by large commercial of Outstanding Natural Beauty nor is it in a buildings within the Badminton Road Trading National Park. It is washed over by Green Belt. It Estate and the Westerleigh Business Park. They is an area where a marked transition from town to are immediately north of Nibley Lane and have a country occurs, and where both rural and urban degree of prominence in the setting and from the characteristics influence the landscape of the site. site. Views looking north from the Badminton Nibley House within Nibley Road Farm is Listed Road and from the Public Rights of Way (PRoW) grade II. The farm outbuildings are now a business on site are characterised by the skyline of the large complex. commercial buildings. The immediate presence of the town in these views reduces the depth of rural The landscape character of the area at a national character. scale of classification is with the National Character Area NCA. 118. Bristol, Avon The similarly long south-western boundary Valleys and Ridges. At a local scale the South follows the line of a small tributary water course Gloucestershire Landscape Character Assessment that flows northwards into the River Frome, (Draft for Adoption 2014) places the site within just off-site to the north. The watercourse is an The Yate Vale Landscape Character Area (Area 8). important character prompting element within The site and its immediate setting exhibit some the site and its waterside tree cover accentuates its of the key characteristics of this LCA: notably line across the landscape. The site is divided by the gently sloping landform. The presence of the maintained hedges that pattern the landscape and adjacent commercial areas, and the railway to the mark its boundaries with Nibley Lane and the south and the A432 to the north corrupt the site’s A432 Badminton Road. rural qualities. Some of the characteristics of Area The landform is subtle but distinctive. The site 8 are present but so too are the strong urbanising is on gently sloping land with a broadly even influences that are a consequence of the site’s dip from Nibley Lane along the north-eastern location at the settlement edge. boundary at 74m AOD, to the south west and the The site is crossed by two PRoWs that link lowest ground along the water course (a north Nibley Lane to a network of public paths in the flowing tributary of the River Frome), some 5m countryside to the south.

10

Water course/ Site Badminton Nibley Road River Frome Road Farm tributory (A432)

On site looking north towards Nibley Road Farm and Badminton Road. Nibley Lane Westerliegh Business Park Nibley House Nibley Lane (Grade II)

On Badminton Road near Nibley Road Farm looking south over the site. Industrial units Site Line of water course/ within Westerleigh River Frome tributory Business Park 1.6. Transport & Movement

Local Road Network

The local highway network in the vicinity of the site is illustrated on the plan opposite.

Nibley Lane provides highway access to a small number of properties located along its frontage. All of these are located at the northern end within 130m of the Nibley Lane/Badminton Road priority junction and within the 30mph speed zone. There are no properties of any kind fronting onto Nibley Lane within the derestricted 60mph zone.

Nibley Lane

16 Local Movement Plan

17 ‘In Progress’ Cycle Facilities

The proposed Yate Spur cycle route is planned to run from near to Yate railway station on Station Road at its northern end and will eventually connect to the Bristol and Bath Railway Path at , located to the south of the M4. This uses the existing alignment of PROW LWE/10 which runs south, parallel to the railway line for approximately 650m from Yate Station where it meets a disused road, known locally as the ‘road to nowhere’. This road was abandoned over 30 years ago but was planned to provide a connection to Culvert Avenue within the Westerleigh Business Park, located on the opposite side of the railway line.

The Yate Spur picks up the alignment of the ‘road to nowhere’ and continues south to the existing roundabout junction of Redford Way and Westerleigh Road. From here, the proposed Yate Spur route continues to follow Westerleigh Road under the viaduct using roadside shared footways/ cycleways before turning off-road at the junction with Nibley Lane. From this location, it continues under the railway line using the existing tunnel on PROW LWE/16 before turning south along the Site B boundary towards Westerleigh village.

Some sections of the route have already been constructed, including a 3.0m wide shared footway/cycleway on Westerleigh Road running from the Nibley Lane junction up to the viaduct where it currently terminates. Further additions to this route are planned for 2018.

18 Public Transport Plan

19 1.7. Local Facilities

There are a range of facilities and services sustainably accessible within the local area, shown on the plan opposite.

Yate Town Centre can be reached within 2 km from the site, offering a wide range and amount of facilities, including banks, café’s, supermarkets, post office, Leisure Centre and various high street brands. The Riverside Retail Park offers a mix of department stores and entertainment. There are also three GP Surgeries, a Minor Injuries Unit and a Dental Practice.

Culverhill Secondary School, Abbotswood Primary School and Wellesley Primary School are all located 1.4 km from the site. Further afield, are Yate Academy, Yate Academy – Woodlands Primary and St Paul’s Catholic Primary School.

Several employment areas are located within short walking distance from the site, with the furthest, Great Western Business Park, only 1.5 km away. Westerleigh Business Park, adjacent to the site, is home to big companies such as Smurfit Kappa and Sword Apak.

A significant amount of public open space has been incorporated into neighbourhoods within Yate. This mainly consists of a wide network of public footpaths which connect existing cul- de-sacs. A linear park situated along the River Frome is around 1.5 km long, offering a range of footpaths and play areas. The Common, 500 m Above: South Gloucestershire Council Office. from the site, is the largest piece of open space in Below: Yate town centre. Yate, ideal for walking and cycling.

20 Local Facilities Plan

21 1.8. Summary of Design Influences

The plan on the opposite page summarises all of the key design influences and ‘drivers’ for the creation of a high quality and sustainable community. Potential suitable access points have be defined from Badminton Road in the North and Nibley Lane in the south. The site constraints of the flood plain, the gas main and the existing powerlines effectively define the edge of built development. The unconstrained land on the eastern part of the site provides sufficient space for a linear village which is a characteristic settlement form in this part of South Gloucestershire.

22 Constraints & Opportunities Plan

23 2. The Vision

Our Vision is to create a new high quality sustainable ‘Garden Village’ that is easily accessible by a range of transport modes and within walking distance of a range of employment opportunities and facilities.

24 A network of Well integrated with Yate High Quality Green spaces The Garden Village would be well integrated The Garden Village would contain a network with Yate and complement the existing pattern of high quality public open spaces that would of land use by providing homes close to connect to the surrounding open countryside existing employment and transport routes.

A new attractive edge to Yate A range of sustainable transport options The Garden Village would provide a new, permanent and well-defined attractive The Garden Village will provide for a range of edge to the built up area of Yate. The sustainable transport options including a new Park new edge would form a positive transition and Ride facility as well as direct connections to into the surrounding countryside through Yate station and the metrobus network. significant areas of public open space and well-designed homes with a rural character.

25 3. The Design Concept

The masterplan presented on the opposite page 3.1. Development Structure demonstrates the design concept which delivers the vision objectives. The linear structure reflects that of locally distinctive settlements such as with a well-defined central street along which residential local spaces and places are provided including Village Greens. Every home would be within a short walk of its central street.

A soft rural edge along the western boundary could be provided, formed by lower density development. Higher density development would follow the central street with medium density provided along the boundary with the existing employment use.

The surrounding countryside would be brought into the development via a linear ‘community park’ following the watercourse and a series of green wedges extending into the heart of the development. These strategic features would form the top tier of a network of munti-functional green spaces and corridors.

26

Strategies will be created that look to 3.2. Green Infrastructure Strategy accommodate water management and habitat The delivery of a sustainable and attractive high- creation within the scheme in a manner that quality development at Nibley Lane is founded on integrates the amenity and life-style benefits a robust and well-connected Green Infrastructure of these components with the design and style Strategy. The connectivity between town and of the public open space: the new parkland. country is central to the design response to the The appreciation of the landform, hedgerow site and the setting. The early identification of key pattern and watercourses and the views, will existing assets: the landform, the inherited ‘green act as prompts and key drivers within the GI capital’ in the hedgerows and trees; and the views Strategy. The result will be public spaces that are over the South Gloucestershire countryside, has welcoming, safe and highly attractive and have a already fed into the initial concepts in this Vision strong sense of place and a responsibility for the Document. The design response to the character role of the development as the edge of the future of the setting is being made in a manner that Garden Village. compliments the landscape and is part of the GI The GI strategy within the Landscape Masterplan Strategy for the development. looks to take best advantage of the diversity of Green Infrastructure is: habitats already present in the landscape of the site. These habitats will be taken into the new “…the network of natural and semi natural features, landscape, making connections in the wider green spaces, rivers and lakes that intersperse and network. This approach will realise the potential of connect villages, towns and cities. Individually these both individual components as well as the greater elements are GI assets, and the roles that these assets network gains through a strategy of connection. paly are GI functions. When appropriately planned, Development is to sit back from the site edges designed and managed, the assets and functions have behind new naturalistic green spaces. The the potential to deliver a wide range of benefits – from landscape of the future Garden Village will make a providing sustainable transport links to mitigating and sympathetic and successful fit in the setting. It will adapting the effects of climate change.” deliver a strengthening of the existing elements at (‘Green Infrastructure: an integrated approach to land use’. its boundaries, defining a strong and intelligent Landscape Institute.2013) edge of the scheme. The aim is to deliver a scheme that endures and becomes a cherished place: The Green Infrastructure Strategy will realise the maximum potential of the key components “People want to be reconnected with nature and they in the landscape of the site and the immediate want to transform underused land to produce clean air setting. Retention, protection, enhancement and and clean water, good micro-climates and good food. management will be sub-strategies that will focus They recognise the urgent need to capture carbon and on the existing character defining attributes. The to create landscapes teeming with wildlife. At the same objective is to weave these existing attributes with time, they want to be protected from flooding and they the new buildings and the new green spaces in a want access to land for health and wellbeing.” manner that makes a sympathetic and successful fit in the landscape. (‘Green Infrastructure: an integrated approach to land use’ (Landscape Institute.2013)

28

An emergency access would be provided to Nibley 3.3. Access and Movement Strategy Lane as shown on the plan opposite. This would The Access and Movement Strategy Plan on the be designed to accommodate non-motorised users opposite page demonstrates how a permeable and day to day and could incorporate a removable legible structure for movement can be delivered. barrier which could open the access to emergency The linear form of the village reflects that of vehicles when required. traditional settlements in the area such as Iron This access route could be a temporary measure Acton with a central street providing access to that would be downgraded to a pedestrian /cycle all of the residential parcels. Nibley Lane would route once the secondary access to the south of the be diverted to create this central street and the site is provided. existing Nibley Lane would be closed to vehicular traffic but remain open and cyclists. There are two existing public rights of way that cross the site as shown on the plan. These provide The new junction from Badminton Road would connections to Nibley Lane and the employment provide for all modes of transport including buses area. There is potential to improve these routes serving the proposed Park and Ride facility. A with new surfacing and lighting to make them loop road could be designed through the Park and suitable for cyclists as well as more useable for Ride facility to allow buses to turn around and pedestrians. return to the access junction. Alternatively, the existing bus stops on Badminton Road could be used.

30

4. Summary and Next Steps

This document has set out a vision, design In summary the development will deliver up to principles and strategies for the development 450 new homes with the following benefits and of a new garden village at Nibley Lane. qualities:

»» Creation of a locally distinctive linear village which draws on the character of the context.

»» A sustainable place to live that is well- connected to local facilities by bus, walking and cycling.

»» Generous new areas of open space that will be of befit to both the new and existing communities as well as enhance biodiversity and ecology.

»» A multifunctional network of green spaces.

»» New safe and attractive pedestrian and cycle routes that will connect the new village to local facilities, the train station, and Yate town centre.

32

Barratt Homes Bristol socio-economic footprint in 2016

The infographic below provides an illustration of our socio-economic footprint for the financial year 2016.

Investing in new homes Employment and skills development 659 39% of land approved for investment new homes (including JV) of which of Barratt’s homes are built on Direct, indirect and induced employment of Gross Value Added (GVA), graduates, apprentices and trainees 134 are affordable previously developed land through Barratt, its sub-contractors and Barratt’s contribution to employed directly by Barratt suppliers UK economic output

Supply chain networks Supporting public services 90% 190 390 of components manufactured in the UK sub-contractor companies supported supplier companies supported New Homes Bonus tax generated payments by Government over years Corporation Tax, NI, PAYE, SDLT and local Council based on new homes built Tax generated (p.a.) by our activities

Building stronger communities 2 local contributions local facilities including sports and leisure, expenditure on physical works benefiting local additional spending in shops and services including affordable housing sales and health, youth and community centres communities (including highway and environmental by residents of new homes (p.a.) supporting s106/equivalent contributions improvements and community facilities) 110 retail and service-related jobs (p.a.)

Safeguarding the environment

38,500 17.7ha 63% 281 2.37 4.33 92%

trees or shrubs planted or of greenspace created of sites using above ground homes achieving Code tonnes of CO2e emissions tonnes of waste per 1,000 sq. ft. of construction waste recycled retained on developments through public open space landscape-led Sustainable for Sustainable Homes per 1,000 sq. ft. and private gardens urban Drainage System solutions level 3 or above

The assessment was carried out by independent consultants Nathaniel Lichfield & Partners, who analysed socio-economic impacts through the delivery chain for new housing based upon Barratt datasets, published research and national statistics. All figures are based on financial year end 30th June 2016.

35 bartonwillmore.co.uk town Planning Masterplanning & Urban Design Architecture Landscape Planning & Design Project Management & Cost Consultancy Environmental & Sustainability Assessment Graphic Design Public Engagement research

All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks