Site Allocations Plan March 2016

Comment ID 9143297//3
Document Section Site Allocations Plan March 2016 Schedule 1: Proposed large sites for residential development over 10 dwellings (Sites marked with a * are mixed use sites). Nailsea West of Engine Lane View all on this section
Respondent Nathaniel Lichfield & Partners View all by this respondent
Response Date 28 Apr 2016
Comment

Barratt Homes is working with Nailsea Town Council to bring forward land in the Town Council’s ownership at Engine Lane, Nailsea for residential development. It is envisaged that this site could deliver up to 195 dwellings, which would make a valuable contribution to the envisaged provision of 1080 dwellings in Nailsea, particularly as the opportunities to accommodate further growth at the Town are limited.

The site lies against the urban edge of Nailsea, and defined to the north by the Nailsea & Backwell Rugby Club and by properties and a farm along Netherton Wood Lane to the south. The site comprises greenfield undulating land used in majority for grazing and a limited stretch abutting the Rugby Club used as training pitches for juniors. The proposed development would provide like for like replacement training pitches which have been developed in discussions with Sport England. A central area of copse and mature trees with a small pond is located in the centre of the site. The fields are divided partially by dry stone walls. The site is free from any significant environmental constraints such as Green Belt, SSSI, AONB or flood zone.

A wide range of existing services and facilities are located within walking distance of the site, including a Co-operative supermarket (Hannah More Road), a butcher (North Street), Hannah More Infant and Grove Junior Schools (Whiteoak Way) and employment opportunities at West End Trading Estate located off Engine Lane.

Landscape Effects

A comparative landscape analysis of the proposed allocations at Nailsea has been prepared by Tisdall Associates (enclosed at Appendix A) which focuses on the existing landscape character and value of the proposed allocations and initial observations regarding potential development effects. The comparative analysis also assesses the proposed development of ‘Land North of Youngwood Lane’. The comparative assessment confirms that Land West of Engine Lane is of low landscape value specifically in respect of landscape designations. The visual context for the site is urban edge and proposed development would therefore be complimentary – it would be seen as a natural extension to the existing urban edge of a similar character. The assessment advises that the Zone of Theoretical Visibility is restricted by the undulating landform, mature trees and the presence of higher land to the west and south of the site. Existing housing fronting the site along Engine Lane is identified as the most sensitive receptor, albeit views would be softened by vegetation within intervening front gardens.

The comparative landscape assessment advises that Land West of Engine Lane is a well contained site. Whilst there would be visual impact upon adjacent housing this needs to be balanced against minimal impact on the wider landscape setting. The assessment concludes that the proposed development of Land West of Engine Lane would lead to a moderate/low impact. This compares to a moderate impact for Land North West of Nailsea and low impact for Land South of the Uplands. In respect of Land North of Youngwood Lane however, the assessment concludes that the proposed development of this site would lead to high impact as it would represent a new element in the landscape more akin to a new settlement than a natural extension to the existing urban edge which would more naturally extend towards the west of Nailsea.

Ecology

In respect of ecology, an ecological scoping report was commissioned by Barratt Homes in March 2016. The study prepared by EAD Ecology identified the preliminary ecological baseline of the site, including potential ecological constraints and the identification of further ecological work recommended to support a planning submission in due course.

The scoping report concludes that there are no overriding constraints to the potential development of the site. Further survey work is however recommended in order to ensure that the detailed design of a potential development scheme incorporates the necessary mitigation measures.

Transport

Initial advice on the transport strategy for the potential development of Land West of Engine Lane has been sought from MBC transport planners. This initial advice is based on 2 theoretical points of vehicular access in to the site obtained from Engine Lane. The advice identifies the following key locations which would require careful consideration with regard to potential traffic impacts: The advice indicates that unacceptable impacts are not anticipated at any of the key junctions/routes and that all, subject to verification in a detailed Transport Assessment, would operate with minimal additional queuing or delays. The site is located within walking distance of high frequency bus services along Hannah More Road (one every quarter hour Monday-Saturday from early morning to late evening and hourly on Sunday). In addition to the wide range of service and facilities available within walking distance, the site is within an easy cycle of the centre of Nailsea with a wider range of facilities, Nailsea School, and Nailsea and Backwell railway station.

Sustainability Appraisal

NLP has reviewed the Sustainability Appraisal prepared by NSC, which forms a fundamental component of the evidence base supporting the emerging Site Allocations Plan. In respect of the assessment of candidate sites for Nailsea, NLP considers that the approach is consistent and we support the conclusions reached.

Conclusion

The evidence base summarised above specifically in relation to Land West of Engine Lane substantiates the Sustainability Appraisal and demonstrates that the proposed allocation of the site is founded on a thorough understanding of the base line position and the potential effects of future development.

Attachments