Land at Round 1 Consultation - Summary Feedback Report

Prepared by Avril Baker Consultancy, January 2014

Land at Cribbs Causeway - Round 1 Consultation Skanska/DFE

Contents Introduction 2

Consultation Strategy 3

Consultation Activities November/December 2013 3 Key Stakeholder workshop Near neighbours/wider public

Feedback 6 Key Stakeholder workshop Written feedback Verbal feedback

Additional briefings 10 & Neighbourhood Partnership Almondsbury Parish Council

Response to consultation feedback and next steps 12

List of Appendices 12

Introduction

As part of plans for the wider Cribbs Patchway New Neighbourhood Skanska and Deeley Freed Estates are currently working up a masterplan for a mixed-use development on land at Cribbs Causeway with a view to submitting an outline planning application in early 2014.

The current proposals comprise around 1000 new homes, a primary school, community facilities, a mixed-use local centre and public and private open space with a network of green space integrated with foot and cycle paths and sustainable transport links with and the surrounding area.

Site background The site is bounded by the M5 to the west, A4018 to the east, Avonmouth/ Railway to the south and existing woodland of Haw Wood to the south west. It currently supports a mix of existing homes and commercial properties including the Saracens and Clifton rugby clubs and open land mainly in the form of grazing paddocks. Opposite the site on the east side of the A4018 is a large commercial area including warehousing, distribution units and car showrooms and some residential areas beyond which lies Filton Airfield and The Mall at Cribbs Causeway retail and leisure centre.

The site forms part of South Council’s proposed Cribbs/Patchway New Neighbourhood (CPNN) which will provide some 5,700 new homes and 50ha of employment land together with a range of community services and facilities. The Council is currently bringing forward a Supplementary Planning Document for the new neighbourhood.

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Consultation Strategy

Following meetings with the planning team from Council (SGC), it was agreed that where possible there would be co-ordination regarding consultation events between the two organisations. This would enable stakeholders and the wider public to view and consider the Skanska/Deeley Freed proposals within the wider context of the CPNN and avoid people being asked to attend too many separate consultation events.

As part of the consultation strategy for the Land at Cribbs Causeway a list of key stakeholders was drawn up and agreed with planning officers at SGC which Skanska/Deeley Freed would manage and use to communicate with their consultees. These contacts form part of a wider distribution list which SGC is using for its wider CPNN consultation.

The Skanska/ Deeley Freed contacts list includes councillors and officers from both Bristol City Council (BCC), South Gloucestershire Council (SGC) and nearby town and parishes as well as representatives of statutory consultees, service providers, other groups with an interest in the site and key local amenity groups. A full list of invited key stakeholders is shown at Appendix A.

As the project progresses Skanska/ Deeley Freed will continue to actively participate in the CPNN joint landowners group and also provide ongoing briefings as requested through the joint Bristol City Council/SGC Members Forum.

Consultation Activities November – December 2013

The first round of consultation took the form of a Key Stakeholder Workshop on Thursday 7 November at Clifton Rugby Football Club which was followed by two Public Drop-in Sessions, one during the afternoon/evening of 7 November with a second public session on Saturday 9 November.

At the venue alongside the Skanska/Deeley Freed exhibition additional consultation material on the wider CPNN and emerging transport/infrastructure proposals was also on display as part of a wider public consultation exercise by South Gloucestershire Council.

Afterwards the Skanska/Deeley Freed exhibition material was therefore also displayed at South Gloucestershire Council’s further public drop-in events at Filton Library on 8 November and at the Greenway Centre on 12 November.

Additional briefings have also been made by Skanska/Deeley Freed to the Henbury & Southmead Neighbourhood Partnership Meeting on 4 December and to members of Almondsbury Parish Council on 18 December.

Key Stakeholder Workshop Stakeholders were invited to attend a planning workshop on Thursday 7 November 2013 at Clifton Rugby Club from 11.30am–1.30pm. This was preceded by an optional walking tour for anyone who wanted to see the extensive site and location in more detail. Key stakeholders were also informed of the public sessions that followed should they be unable to attend the workshop.

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Attendance 39 RSVPs were received from the key stakeholder database of 144 individuals, and on the day a total of 42 individuals attended/signed in.

Attendees included representation from Almondsbury Parish Council, Avon and Somerset Constabulary, Avon Fire and Rescue, Bristol City Council (officers and members), BS10 Parks and Planning Group, Clifton RFC, Alder King Property Consultants, First Bus, JMP on behalf of Highways Agency, Merlin Housing Association, Network Rail, Office of Charlotte Leslie MP, Patchway Dementia Action Alliance, Patchway Town Council, RFU, South Gloucestershire Council (officers and members), Southern Brooks Community Partnership, Trinity Network and Wessex Water.

During the following Thursday and Saturday public sessions, a further 21 key stakeholders signed in representing: Almondsbury Parish Council, Bradgate Surgery, Bristol City Council, Bristol Rugby, Bristol Saracens RFC, Bristol Tree Forum, British Horse Society, BS10 Planning & Green Spaces, CPRE, , Henbury & Southmead Neighbourhood Partnership and Henbury Community Council.

Proceedings On arrival attendees were invited to browse the exhibition boards and talk to team members before taking seats for the presentation.

Jason Collard from Skanska welcomed attendees and introduced the project team before handing over to Graeme Phillips from architects John Thompson & Partners who ran through the emerging proposals as displayed on the accompanying exhibition boards.

Participants then divided into small discussion groups each facilitated by a member of the project team to discuss and review the masterplan proposals in more detail. To aid discussions large scale copies of the draft masterplan together with aerial photographs of the site and surrounding area and drawing materials were provided on the workshop tables.

Suggested topics for discussions included: • access & movement • landscape and ecology • built form and • community facilities/amenities.

After an hour of discussions the groups came back together for a plenary session when a representative/s from each table provided feedback on their discussions and key issues raised.

The formal meeting then adjourned to enable further individual discussions to continue around the boards and over lunch.

Exhibition (see Appendix B) The exhibition consisted of 14 panels describing the following: • Welcome • The Vision • Existing Site Context • Planning Context

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• Movement & Transport • Technical Studies • Key Design Drivers • Landscape Analysis • Landscape Character • Design Concepts • Emerging Masterplan • Emerging Landscape Concepts • Character Areas • Next Steps

Also on display were a number of boards from SGC showing latest proposals for the CPNN and associated wider transport measures (See Appendix C).

On hand to talk to attendees was a rota of members of the project team representing Skanska/Deeley Freed, PJ Planning, John Thompson & Partners, Illman Young, Key Transport, Nicholas Pearson Associates with ABC as facilitators. A rota of officers from SGC were also present to staff their exhibition.

Following the events A3, colour, bound hard copies of the consultation material were sent to Filton Library and Patchway Library as reference documents.

Near neighbours and the wider public: Two public sessions were held at Clifton Rugby Football Club on Thursday 7 November from 3.00pm – 7.00pm and on Saturday 9 November from 10.00am – 2.00pm.

An invitation in the form of a printed postcard (see Appendix D) was mailed to some 200 local businesses and residents located close to the site which also provided details of the project website. This notification area included addresses in Berwick Drive, Cribbs Causeway, Cribbs Causeway Centre, Hill, Catbrain Lane, Charlton Leaze, New Charlton Way, Passage Road and The Close.

The residents of Passage Road and adjacent neighbours on Cribbs Causeway (ie those closest to the site) were also offered a private session at the end of both public sessions to enable them to hold more detailed discussions with the team.

SGC also promoted the drop–in sessions as part of its wider CPNN consultation update through direct mailings to key stakeholders, groups and organizations across the area, the Council website and through a poster (see Appendix E).

At the exhibition members of the Skanska/Deeley Freed team and officers from South Gloucestershire Council were on hand to discuss the exhibition and respective proposals. Both organisations also provided written comment forms.

Attendance Over both days over 150 people attended the public sessions of the exhibition, the majority of those attending being residents living close to the proposed development site from both the Bristol City Council and South Gloucestershire Authority areas.

A map based on the postcodes of those attending/responding to the consultation is included at Appendix F.

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In addition representatives of a number of organisations attended on behalf of the interests of other developments coming forward in the CPNN area.

Project website A new website (www.landatcribbscauseway.co.uk) was launched in order to share project information and updates on the Skanska/Deeley Freed development proposals online and to assist those unable to attend the consultation events.

The website included an option to view or download the exhibition boards with feedback invited via a downloadable comment form. This will be updated as the project continues.

Feedback

Feedback has been received through the Key Stakeholder planning workshop, from public attending the exhibition both verbally and through written comment forms and responses via the website.

Following the November consultation events there has been further comment and feedback from attendees at the Henbury & Southmead Neighbourhood Partnership meeting and a meeting with Almondsbury Parish Council.

Key Stakeholder workshop As a result of the small group discussions at the Key Stakeholder session the following key themes were raised for further consideration by the team (see Appendix G for a copy of workshop feedback drawings).

Access/Movement/Public Transport • Importance of connections, overcoming barriers of A4018 and ensuring easy/safe access for pedestrians and cyclists to/from site and across to the triangle • Concern re. wider traffic generation and access issues in North Bristol and further impact of CPNN given projected increase in cars on the road network • New infrastructure to be delivered as early as possible, particularly funding/bringing forward the railway stop • Importance of bus services • Consider a filter lane from the roundabout into the scheme rather than signalised junction

Community facilities/sports provision • Importance of planning and delivering community facilities early on in the project and generally across CPNN • Location of community/commercial facilities needs a focal point e.g. near the school or along the main road • Decide if the triangle is to be a ‘town centre’ location • Combine/link various community facilities either with the school or on the triangle • Look at adult learning and library as part of new school • Provide other communal facilities across the site such as public toilets, childcare facilities and seating areas • Scope for community sports facilities either as part of the rugby club or elsewhere on site to benefit communities of both Bristol and South Gloucestershire

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Layout • Take account of potential for anti-social behaviour in the design and avoid residential areas at extremities feeling unsafe/isolated • A permeable layout with houses overlooking routes and spaces will be/feel safer • Consider safety of pedestrians/children on roads within the site • Bristol City Council is introducing a 20mph in some residential streets, South Glos. Council is interested in reducing speeds. Challenge to keep down traffic speeds on straight roads • Ensure that emergency vehicles can access all parts of the site. Could emergency vehicles have access from Berwick Drive? • Focus intensity of housing around the station and use topography of the site to enable housing to step down • Integrate social housing so that not isolated • Will development suffer from poor air quality given proximity to M5

Landscaping/public realm • Create distinctive landscape character in each area e.g. difference between the top and bottom of the site • Provide public benches/seating as part of focal point in the centre of the site • Maximise gardens and look at providing opportunities for residents to grow vegetables e.g. mini allotments • Importance of the ancient woodland of Haw Wood to enable public access to countryside for local residents on this site as well from the wider area • The Woodland Trust could become a partner and trustee of Haw Wood • Need to future proof the bund to avoid it subsiding (reference to Patchway bund) • Importance of having wildlife corridors such as hedgerows and water courses • Ensure that any drainage ponds are adequately designed to cope with run off from development • Manage the restrictions of the oil pipe line

Movement/routes through site • Consider safety of pedestrians walking through the site and up/down steps and way finding – especially for older people/dementia • Negative feedback regarding on-street parking • Create attractive alternatives routes through the site for pedestrians and cyclists • Consider routes suitable for horse riders away from the busy main road e.g. use of the bund

Energy • Scope for renewable energy within the scheme

Other Key Stakeholder responses: Given the extent of feedback provided during the discussion groups at the workshop those who attended did not provide further feedback on the comment form. Key stakeholders will also be providing input through team members as part of the ongoing planning and design process.

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Written feedback: Attendees at the exhibition and those viewing the consultation material online were encouraged to provide feedback either by completing the comment form provided, or by written or email responses to ABC. Those wishing to comment on this round of consultation were asked to submit responses by 22 November 2013. Any responses received after that date would be considered by the masterplanning team as part of the ongoing consultation throughout the pre-application period.

The comment form (Appendix H) explained that the exhibition showed the emerging masterplan and how the constraints and opportunities of the site and results of technical studies are shaping the proposed overall layout of buildings, open spaces and supporting landscape and also transport and access arrangements. The form was designed to encourage attendees to comment on elements of the emerging masterplan which they supported or found challenging and to tease out in more detail particular queries or concerns they might have.

All views have been collated and are summarised below, with a more detailed summary available at Appendix I.

Responses summary Up to 22 November 2013, 21 comment forms or responses had been received. This figure represents a number of individuals identified from the following organisations; Almondsbury Parish Council, Arturus Architects, British Horse Society, CPRE, Network Rail, Patchway Community College, South Gloucestershire Council and The Olympus Academy Trust; plus 13 individuals living/working locally.

Analysis of written comments In general there was recognition that the development could bring a number of benefits to the area, including employment opportunities, provision of a new primary school and the intention to make the most of landscaping the development, including protection of the existing hedgerows.

The issues of most concern were around transport, traffic and access especially in the context of the number of new homes being proposed on this site, and coming forward within the wider area. Also mentioned was the need to therefore mitigate the risk of flooding, and to consider ways to lessen the impact on nature and wildlife and the potential impact of noise, light, air and traffic pollution on the local area.

Highways/traffic Concerns were raised generally regarding issues with existing highways infrastructure with individuals citing traffic congestion, particularly at morning and evening rush hour periods and that the existing Cribbs Causeway motorway junction cannot cope with the current volume of traffic. Some also highlighted problems exacerbated by recent changes to Station Road though there was a counter view that removing the bus lane on Station Road would make Henbury and Kings Weston Road a rat-run into and out of Bristol.

There were concerns that the current transport infrastructure and traffic controls are generally poor and that this development and other schemes coming forward in the area will only make the situation worse. Consultees stated the road network must be improved and infrastructure put in place incrementally as building progresses.

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A further issue was the siting of the new primary school building in relation to the safety of children crossing roads and similarly access to and from the southern 'triangle' of the site especially if shops are located there. It was suggested that vehicular access points onto the A4018 need to be considered together with possible reduction of the speed limit.

Other individual suggestions to alleviate some of the highway/traffic issues include: • One entrance/exit on an enlarged roundabout opposite Clifton Rugby Club with a second at the traffic lights opposite the motor showrooms. • Providing a perimeter road going outside the development next to the motorway with service roads to the villages branching off it. • Providing pedestrian bridges or underpasses across the A4018 for access to the development to the East e.g. to the school • Slip road access/exits and 3 lanes to keep traffic flowing. • Minimal use of traffic lights • Use of the existing railway line to feed major logistics onto site during construction.

Flooding/water run off There were concerns about potential flooding and the extra run off of water from the proposed development particularly given the poor drainage in the area. Instances of flooding were mentioned in Henbury Village. Individuals wanted to ensure that proposed drainage systems were sufficient to cope with the amount of houses to be built. A specific reference was made regarding the impact on flood plains/River Trym downstream of development.

A representative of Network Rail, in their general feedback, also made reference to flooding issues and concerns with regards to increased flows passing through a culvert(s) under the railway leading to flooding and possible damage.

Ecology Several individuals expressed concern about the likely impact of the new development on local wildlife especially as they say the area supports RSPB’s amber listed birds, dormice, great crested newts and deer. One person objected to the loss of Greenbelt land.

Site constraints There was a concern regarding the close proximity of the proposed development site to underground petrol/oil storage tanks in the hill, and the fact that an oil pipeline runs directly across the development site.

Rugby Clubs One person questioned why there was no proposal shown for the relocation of Bristol Saracens. There was also mention of loss of playing fields and no apparent support for sporting/leisure facilities with the whole masterplan.

Other miscellaneous comments: A member of the British Horse Society suggested providing a through route to enable horse riders in the area to reach Hollywood Lane in safety, preferably off-road.

One person was keen to see 'joined up thinking' with regards to this site and other developments in the area including the Filton Airfield development. Another attendee

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suggested it would be helpful to see a timeline for the provision of housing and amenities.

Verbal feedback The verbal discussions on the day reflect many of the issues raised during the Key Stakeholder discussion sessions and by those who provided written comments.

Issues or suggestions raised that have not been reflected so far include the following:

Traffic/infrastructure • The Crow Lane junction, and associated long morning and evening peak hour queues, was highlighted as a major issue as were the roads in the Henbury area. • Ability of Station Road, with its priority working, to cater for higher traffic flows. • Concern by some Passage Road residents about development resulting in more rat running to avoid the southbound queue back from Crow Lane that can extend across the Station Road roundabout. One person suggested that Passage Road should become a cul-de-sac at its southern end with all movements permitted at the new traffic signals junction with Cribbs Causeway. This would remove the possibility of a rat run and would mean that they would not need to u-turn at the adjacent roundabout junctions for certain movements. • Suggestion for a Park & Ride site on the triangle of land. • Strong support for the railway station as an integral part of new infrastructure to support development as this would help to alleviate traffic congestion.

Additional briefings

Henbury & Southmead Neighbourhood Partnership – 4 December The consultation exhibition boards were on display around the room. Jason Collard of Skanska and Fred London of John Thompson & Partners gave a short powerpoint presentation to the meeting with Avril Baker from ABC also in attendance.

Following the presentation there was a general discussion with councillors and residents representatives as well as public questions from the floor (see Appendix J for the formal minute of the meeting.)

The following issues were discussed:

House types – view that mix of tenures and types will affect take up of public transport. Team confirmed that social housing will be provided in various forms of tenure and integrated across the site

Flooding - concerns about flooding currently especially in Henbury and any adverse impact development will have on area. The team described robust measures to contain and control water run off within the site

Station Road - support expressed by some present for reverting to two-way traffic though aware this is still being considered and investigated by SGC.

Construction materials - Concern re how materials will be brought to site especially as likely to be a long build period.

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The team will be required to a robust construction management plan covering both material and getting construction workers to site, majority of materials likely to come via motorway

Haw Wood – interest in public access. Skanska/Deeley Freed confirmed this is not within their site area but the team is talking to the owners, BAE/Bridgehouse, regarding some access for public. Skanska is looking to plant around 40,000 new trees across the site.

Park & Ride - Is there scope for a Park & Ride site possibly as part of a new station to deal with congestion and traffic problems? Skanska/Deeley Freed is very keen to promote a stop on its site.

Berwick Drive – potential changes to nature of this lane Team is looking at making some improvements but no plans to ‘concrete over’. There will be no access to the new housing from Berwick Drive.

Sporting facilities Saracens are supportive, keen to improve their facilities and looking at relocation options nearby including possibly land adjacent to AXA. Clifton Rugby Club is also very supportive, intends to stay on its site. Club is looking at ways of improving its own facilities and how it can work together with Skanska/DFE

New schools – view that keen to see new schools brought on stream before new residents move in. Discussed the 5 proposed new schools working collaboratively in terms of phasing and agreed that other community facilities and amenities need to come on stream early on.

Village Hall – will a new village hall be provided as important for a community? Team is suggesting locating a hall on the triangle site but Clifton Rugby Club is also interested in this being part of its site which could be beneficial as it would offer to manage/service the hall.

Healthy Living Centre - Is South Glos. Council considering co-locating health, faith, well being and other community facilities and interests? Team understands that SGC is talking to a wide spectrum of around 45 different groups and organisations around community need across the CPNN area

Jason Collard concluded by saying that Skanska/Deeley Freed would continue to liaise with local ward members and BS10 Group as proposals move forward. The team is working towards another round of consultation early next year before submission of an outline planning application.

Following on from the meeting a formal record of minutes was published on the Neighbourhood Partnership website (included at appendix K).

Almondsbury Parish Council Meeting – 18 December The consultation exhibition boards were on display at an additional public meeting of the Council held in the Village Hall. Richard Young from Skanska and Graeme Phillips of John Thompson and Partners were available to explain the proposals and answer questions with Avril Baker from ABC also in attendance.

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The event was advertised via APC website (see appendix L). 4 Council members (plus a partner) and the Clerk attended the session with informal discussion taking place around the boards. No other members of the general public came.

Discussion points included:

• Need for new primary schools to come on stream with residential development as local schools in Almondsbury are at capacity • Need to consider additional cemetery provision as current cemetery will be full within three years • Concern about ability of infrastructure, highways network etc to cope with extra demand/capacity. • General view that new development, especially projected number of houses/new residents in CPNN will have massive impact on Almondsbury Council and facilities and view from the Council that not being fully involved by SGC in planning for this change • Interest in potential relocation of Saracens as Parish Council may have a possible site in Hallen • Need for SGC to look at replacement of any greenbelt land used for development.

Skanska offered to hold a further briefing/meeting for the Parish Council/public in Almondsbury in tandem with the next round of public consultation.

Response to consultation feedback and next steps

The points raised at the stakeholder session and the Thursday afternoon/evening public sessions were discussed in more detail by the team on Friday 8 November as part of the design evolution process.

Further comments and feedback from all the consultation events are being considered in more detail by the team as the scheme progresses and will form part of the feedback and project update at the next round of events in January 2014

Appendices

Appendix A – Key Stakeholder invitee list Appendix B – Skanska/Deeley Freed consultation exhibition boards Appendix C – SGC November 2013 consultation exhibition boards Appendix D – Public Consultation postcard Appendix E – SGC November 2013 consultation exhibition poster Appendix F – Postcode mapping of attendees/respondees Appendix G – Key Stakeholder workshop feedback drawings Appendix H – November 2013 consultation comment form Appendix I – Analysis of written feedback Appendix J – Henbury & Southmead Neighbourhood Partnership briefing Appendix K – Formal minutes Henbury & Southmead Neighbourhood Partnership Appendix L - Almondsbury Parish Council notification on website

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