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Bristol and Bath Green Belt Report Bristol and Bath Green Belt Report Land at Black Rock Aston & Co UK LTD 26/11/2018 [email protected] Version Control Date Author Status Notes 23.01.18 JCA Draft 1.02 19.11.18 JCA Draft 1.03 26.11.18 JCA FINAL 1.04 BBC GB Stats Drafted by: JCA Checked by: PJA Date: 25.11.18 Date: 26.11.18 Signed: Jeremy C Aston, BSc (Hons) FRICS Copyright © 2018 Aston and Co UK Ltd All rights reserved. No part of this document may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopy, recording or otherwise, or quoted, or utilised in planning or development applications without the prior permission of Aston and Co UK Ltd. 1 | P a g e EXECUTIVE SUMMARY This report traces the history of the Bristol and Bath Green Belt (GB) from its origins (1957) to the present and identifies the purpose of the GB within North Somerset (NS) and specifically at Portishead. It discusses its initiation, modification and highlights the Examining Inspectors’ views during its development. The latest GB reviews undertaken by the West of England Joint Spatial Plan (JSP) in 2015 and 2016 and the further detailed site/area specific work undertaken on cell 74c by the Landmark Practice in 2017 are considered. Feedback is also provided by The Landmark Practice on the Landscape Sensitivity Assessment by Wardell Armstrong. The GB initially excluded any of the land being promoted, then included only the western half. During development of GB policy Examining Inspectors questioned the need for some areas at Portishead to be included. The two recent JSP reviews concluded that cell 74c containing this site makes a ‘limited contribution’ to Purpose 2 (to prevent neighbouring towns merging into one another). This should be a ‘negligible contribution’ because as the JSP analysis states “Development of this cell would not reduce the gap between Portishead, Clevedon or Nailsea.” The analysis also concludes that the cell makes a ‘contribution’ to purpose 3 (to assist in safeguarding the countryside from encroachment). This is recognised as a lesser ‘assistance’ role. The case is made that the ‘overall’ contribution of cell 74c within the review should be defined as a ‘limited contribution’. The Examining Inspector’s comments during GB policy development, JSP reviews and the findings of The Landmark Practice demonstrate that the original purpose of the GB would not be affected by enabling development on the promotion land below the 15m contour. Furthermore, they support its release from GB during the preparation of the new NSC Local Plan (2016 – 2036). The principle of such development adjacent the existing settlement boundaries is supported by the extant Policy CS31 in NSC’s Core Strategy document which was modified by the Inspector during examination to provide increased flexibility for NSC to meet housing need. At Portishead all the land adjacent to the settlement boundary is currently within GB so to implement Policy CS31 and provide flexibility at the settlement boundary of Portishead, it is necessary during the preparation of the new NSC Local Plan (2016-2036) for the identification of suitable locations for localised lifting of the GB. Therefore, it is imperative to review the impact of such development on the main purposes of the GB and the second key constraint within North Somerset, Flood Risk. Future development land is being promoted east of Portishead along the Bristol Road and Portbury Hundred. Such development would further reduce the finite green gap and open character remaining between the Royal Portbury Dock and Portishead thereby ‘connecting’ Portishead to Avonmouth and thereafter Bristol. Avoidance of this type of coalescence/merger was the primary reason for the creation of the Bristol and Bath GB. This is acknowledged in the in the Stage 2, GB review at 3.29 where Cells 76a and 76b are recorded as making a ‘major’ GB contribution. Furthermore, each of the sites to the east of Portishead lies in Flood Zone 2 or 3 and is reliant on tidal defences. The land at Black Rock is in Flood Zone 1 and under the sequential test must therefore take precedence in future plan making. This report supports the release of the land at Black Rock from GB to help NSC meet the high demand for housing in a sustainable location adjacent to one of the principle settlements within North Somerset. 2 | P a g e CONTENTS Title page 0 Version control 1 Executive Summary 2 Section Contents Page(s) 1.00 Introduction 4 2.00 Identification of Site 4 3.00 Green Belt Timeline Summary 5 4.00 The History and Evolution of the Bristol and Bath Green Belt 6-10 5.00 West of England JSP Strategic Green Belt Reviews 11-16 6.00 Current NSC Green Belt Policy 18-26 7.00 The Landmark Practice Report on Landscape and Visual Impact (2017) 27-28 8.00 East Keynsham Example – Bath and North East Somerset 29-30 9.00 What Do Other Experts in Planning and Landscape Think? 31 10.00 How Much of the UK Remains Open Countryside? 32-34 11.00 Conclusion 35 3 | P a g e 1.00 Introduction 1.1 This Green Belt (GB) report has been prepared to provide details of the history and evolution of the Bristol and Bath GB and more particularly the GB surrounding Portishead. 1.2 The document traces the emergence of the Bath and Bristol GB from 1957 when it was first proposed to its adoption by Somerset County Council in 1967 and the two boundary changes in 1973 (Bath) and 1975 (Gordano Valley). The reference documents referred to were sourced from the Somerset County Records Office, Taunton, Portishead Library and Bath Records Office. 1.3 The GB Policy in the existing NSC Local Plan, the National Planning Policy Framework (NPPF) and the West of England Joint Spatial Plan (Stage 1 and Stage 2) study is outlined in this document as well as the case for the release of land from the GB at Black Rock, North Weston, Portishead. 1.4 As a consequence of housing pressures within Bath and North East Somerset (BANES), the recent release of GB land for housing at East Keynsham and safeguarding of further GB land in that location is also discussed, being relevant and comparable to the land being promoted. 1.5 The full planning case for the release of the land being promoted at Black Rock (NSC Ref: HE18124) from GB during the NSC Replacement Local Plan (2016-2036) process is set out in a separate Planning Report. That report also includes the case for permitting development of the promoted land irrespective of the outcome of its promotion for release from the GB. 2.00 Identification of Site 2.1 The site at Black Rock consists of a parcel of land currently located in GB to the south west of the centre of Portishead and immediately in front of the former limestone quarry (Black Rock Quarry). The land directly adjoins the urban edge of North Weston at its north eastern extent and ends at the south west with the 12 cottages (known as Black Rock Villas) which were built for the Quarry workers and their families. Area subject to study outlined in red. The Landmark Landscape Visual Assessment Report identifies specific locations below the 15m contour that are being considered for development (Fig 13 page 45). 4 | P a g e 3.00 Green Belt Timeline Summary Date Event Notes 1957 The original Green Belt (GB) Areas were initially Specific purpose was to prevent established around Bristol and Bath by merger of the two growing city’s Somerset County Council hence the GB title Bristol and Bath. used. 1964 Somerset County Council Development Plan Green Belt discussed but not yet in Report of Survey – First Review 1964 place near Portishead. 1967 The Somerset County Development Plan - Bristol and Bath Green Belt remains Bristol and Bath Green Belt, (adopted 1967) in place. Portishead and Gordano Valley remain unaffected. 1974 After local government reorganisation the Avon No change in Green Belt designated County Council Structure Plan adopted the area. Remains focused on Bristol extant Bristol and Bath Green Belt and Bath. 1975 At this stage a non-Statutory Amendment to The eastern part of the land being the Green Belt ran along the Public Footpath, promoted remained outside of the separating the promoted land into two with Non-Statutory Green Belt. only the western half included within GB. 1986 The Avon County Council’s proposals map for All of the land outside of the the South West Avon Green Belt first included settlement boundary of Portishead the entire land being promoted. was now included within Green Belt. This was a ‘proposal’ and had not yet been adopted. 1988 Avon County Council’s South West Avon Green In 1988 the full extent of the Belt Local Plan was adopted. promotion land at Black Rock (HE18124) was all brought under the GB. 1993 Alteration No 2 removed a small parcel of GB Minor GB alteration. land to the North East of the site. This had been included within the GB but following a successful High Court challenge was removed (Alteration No1 involved the Mendips Hills). Nov A Stage 1, Strategic Green Belt Assessment was The promoted land is located within 2015 undertaken as part of the evidence for the ‘Cell 74’ and was assessed under the West of England emerging Joint Spatial Plan. five characteristic purposes of GB. Nov A Stage 2, a more detailed Strategic Green Belt Cell 74 was now broken into three 2016 Assessment was undertaken as part of the sub-cells, 74a-74c and reviewed in evidence for the emerging West of England more detail.
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