www.pegasusgroup.co.uk Representations to the North Somerset Issues and Options Consultation Land at Court House Farm, Plummers Hill, Easton-in-Gordano, Bristol, BS20 0PS FOR DATE JOB CODE Lands Improvement December 2018 P16-1434 DECEMBER 2018 | AB | P16-1434 REPRESENTATIONS TO THE NORTH SOMERSET ISSUES AND OPTIONS CONSULTATION LAND AT COURT HOUSE FARM, PLUMMERS HILL, EASTON-IN-GORDANO, BRISTOL, BS20 0PS ON BEHALF OF LANDS IMPROVEMENT Prepared by: Alex Bullock Pegasus Group First Floor | South Wing | Equinox North | Great Park Road | Almondsbury | Bristol | BS32 4QL T 01454 625945 | F 01454 618074 | W www.pegasusgroup.co.uk Birmingham | Bracknell | Bristol | Cambridge | Cirencester | East Midlands | Leeds | Liverpool | London | Manchester ©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group Limited Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations CONTENTS: Page No: 1. INTRODUCTION 1 2. SUSTAINABILITY APPRAISAL 2 3. APPROACH TO NORTH SOMERSET SETTLEMENTS 3 4. LOCAL HOUSING GROWTH 8 5. SETTLEMENT HIERARCHY 11 6. SETTLEMENT BOUNDARY REVIEW 12 7. GARDEN VILLAGES AND NEW COMMUNITIES 13 8. URBAN LIVING 14 9. BRISTOL AIRPORT 15 10. LAND AT COURT HOUSE FARM, EASTON-IN-GORDANO 16 APPENDICES: APPENDIX 1: SITE LOCATION PLAN Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations 1. INTRODUCTION 1.1 Pegasus Group write on behalf of our client Lands Improvement (hereafter referred to as LI) who own land at Court House Farm, Plummers Hill, Easton- in-Gordano (the site). A Site Location Plan showing the extent of the land interest is appended to this representation. APPENDIX 1: SITE LOCATION PLAN 1.2 The site has been previously promoted by Pegasus Group as part of the West of England Joint Spatial Plan (JSP) and the North Somerset Site Allocations Plan (SAP). 1.3 The Site is owned by LI and is located on the western edge of Easton-in- Gordano. We consider that Easton-in-Gordano should accommodate a proportionate level of growth commensurate with its role and function. There is a particularly well defined affordable housing need associated with the settlement. 1.4 For this local need to be realised a positive approach to site identification will be required. We consider that Easton-in-Gordano and land at Court House Farm to be suitable locations for a non-strategic housing allocation. 1.5 These representations set out the site’s spatial context, responds to the questions raised in the Issues and Options document (September 2018) and the supporting draft Sustainability Appraisal. DECEMBER 2018 | AB | P16-1434 Page | 1 Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations 2. SUSTAINABILITY APPRAISAL North Somerset Wide Issues (Page 5) 2.1 In formulating our response to the Issues and Options consultation we have reviewed and considered the contents of the Sustainability Appraisal (SA) Scoping Report (September 2018). 2.2 We note and welcome the issues identified by the Council as set out within Section 2 of the SA recognising the importance of ‘meeting communities needs for housing, including affordable housing’ and ‘pressure on the countryside/greenfield and Green Belt sites from planned development’. 2.3 Table 10 identifies that significant housing growth is required over the plan period. It goes on to highlight the need for the Local Plan to secure the delivery of housing in the right places and expresses an understanding that there will be a need to look sequentially at greenfield opportunities, given that opportunities for brownfield sites to contribute are somewhat limited. 2.4 It is however disappointing that the Green Belt does not feature within the Sustainability Appraisal Framework Objectives as set out within Table 11. This is somewhat surprising given both the scale of the Green Belt within North Somerset (which covers about 40% of land in North Somerset), the commentary within the wider Issues and Options document and the importance of it to housing delivery within the District. We consider the Objectives should be amended accordingly and suggest the following wording to be inserted to Section 5 Objectives listed on page 50 of the Sustainability Appraisal: “Minimise the impact on the Green Belt but where appropriate consider potential revisions to Green Belt boundaries.” DECEMBER 2018 | AB | P16-1434 Page | 2 Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations 3. APPROACH TO NORTH SOMERSET SETTLEMENTS Weston-super-Mare (Page 9) 3.1 We are broadly supportive of the proposed approach to development at Weston-super-Mare. We consider that there are ample opportunities for urban intensification and regeneration within the settlement which will ensure the settlement can meet its needs. Given that is the case then there should be no need for greenfield allocations at Weston-super-Mare. Clevedon (Page 11) 3.2 With regards to Clevedon, we support a small level of growth, albeit this would need to be considered alongside the likelihood of the JSP contingency site to the east of the town coming forward. 3.3 This is a factor that might limit the quantum of development allocated at Clevedon. Indeed, we consider it highly likely that the Council will need to utilise this contingency site due to the likely deliverability issues associated with the other SDLs identified within the JSP. 3.4 However, the sustainability of Clevedon means that it should be the focus for at least some development over the plan period. As such, we support the principle of small scale Green Belt releases around the town, following a detailed Green Belt review. Nailsea and Backwell (page 12) 3.5 The Council’s primary concern at Nailsea and Backwell appears to relate to the way in which the SDL will take shape. We are broadly supportive of an SDL being identified and consider it appropriate location given the scale and role of Nailsea. 3.6 We would suggest that the requirement to deliver a strategic level of growth, the existing commitments set out in the development plan and the constrained nature of both settlements (namely in Green Belt and ecological terms), means that there is limited scope for additional sites to be identified in this location. DECEMBER 2018 | AB | P16-1434 Page | 3 Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations Portishead (Page 13) 3.7 As with Weston-super-Mare, we believe that there is scope to deliver additional housing at Portishead on previously developed sites rather than on greenfield sites around the town. However, we would support small scale Green Belt releases to accommodate some development where the Green Belt is considered to make only a limited contribution to the purposes of its original designation and sustainably located. 3.8 We also strongly support the re-opening of the train station at Portishead as this would significantly improve the sustainability credentials of the town more generally, but also facilitate the re-opening of other stations on the line to Bristol, namely at Pill/Easton-in-Gordano. Green Belt (Page 14) 3.9 As stated previously, we are supportive of the identification of appropriate Green Belt releases in certain locations within the Borough. This is largely because there are several sustainable locations in the Green Belt in North Somerset. 3.10 We would not, however, expect to see Green Belt land released without a detailed green belt review being undertaken. Whilst we note that some of this work was undertaken as part of the JSP process, some areas were not addressed in as great a level of detail. We would expect a detailed assessment to take place for all potential sites. 3.11 We would, naturally, support the release of Green Belt which makes a limited contribution to meeting its five purposes. We acknowledge the example provided within the consultation document where the creation of the New South Bristol Link Road has severely reduced the contribution that land contained by it now makes to the Green Belt. We consider that there are similarities with Easton-in-Gordano and its relationship with the M5 and Junction 19. 3.12 There are similar opportunities to release poorly performing parts of the Green Belt in sustainable locations to further meet the residual housing requirement left over from the JSP, especially where there is a demonstrable need to do so. DECEMBER 2018 | AB | P16-1434 Page | 4 Lands Improvement Land at Court House Farm, Easton-in-Gordano North Somerset Council Local Plan: Issues & Options Representations 3.13 In the case of Easton-in-Gordano/Pill, the Green Belt boundary directly abuts the settlement boundary and, as a result, there are limited opportunities within the defined boundary (and outside the Green Belt) for new housing proposals to be brought forward. 3.14 We are aware that the Pill & District Community Land Trust was formed in 2016 to give the community a greater level of control over the types of houses to be built within the three parishes (Abbots Leigh, Easton-in-Gordano and Pill). A survey undertaken in November 2016 identified a significant affordable housing need: • 29 affordable rented homes (2 of which are needed for elderly persons); • 10 households which need intermediate property (shared ownership); and • Potential need from 13 further households (not assigned to a category). 3.15 It is unlikely that sites of a sufficient scale to meet this affordable housing need can be found within the defined settlement boundary and in the case of Easton-in-Gordano there are limited brownfield opportunities.