Claverham Neighbourhood Plan - Submission Consultation

Claverham Neighbourhood Plan -submission consultation

9. DEVELOPMENT POLICIES

Background
This Plan proposes specific opportunities for residential development whilst acknowledging that new housing within the Claverham Neighbourhood Plan Area is otherwise predominantly unsustainable, as it will:
• Be remote from nearly all services and employment. There is only a pizza shop, village hall, hairdresser and well-subscribed primary/pre-school. The local factory is closing in 2017 (but even that did not employ more than a few locals due to its specialist/skilled technical needs). A majority of inhabitants of the Plan Area are beyond 2.5km of the shops and more than 3km from the Train Station and Healthcare.
• Definitely consume farming land if outside the settlement boundary and not currently developed.
• Increase traffic on narrow roads that cannot be widened.
• Be without safe pavement access for those few prepared to walk extended distances to facilities. N.B. pavements are non-existent or discontinuous and otherwise sloping, narrow and in poor-repair.
• Generate carbon emissions through car use in excess of better-placed locations for accessing everyday facilities and work
• Add further hard surfaces to an area with a history of flooding (see North Somerset 2012 Flood Investigations N.B. flooding has occurred prior to and since that report)

The Core Strategy assessment of Claverham by North Somerset sought to measure the eight characteristics that define a successful sustainable community as represented in the ‘sustainable communities wheel’. The version used was within Making Places: Creating Sustainable Communities4 by the Academy for Sustainable Communities (2006).

The assessment NSC presented has no Green (Good) areas of assessment at all; three out of eight sectors are Red. The designation of Amber-minus for ‘Well connected’ is highly debatable particularly noting the very low take up of train, bus or walking for any journey, there is reason to think this should also be a Red sector.

Claverham residents’ location-driven dependence on the private motorcar and vastly predominant out-commuting is amply demonstrated by a major travel survey that was undertaken for this Plan. The significantly-large response mirrored 2011 Census age groups and showed the following key matters:

Workplace
We found that only 4% of villagers were employed within Claverham. A further 6% mostly worked from home, with the remaining 90% working outside of the village. Beyond the village 5% worked in Yatton or Cleeve, 34% elsewhere in North Somerset, 32% in Bristol and 19% further afield.

Transport for work.
Our survey results were in agreement with the 2011 census data. We found that 83% of respondents travel to work by private motor vehicle compared to 77% in the 2011 census, and only 6% of survey respondents worked from home.

Other Claverham Specific Data
83% of any shopping journeys are by car. 93% of journeys to key services are by car. Claverham has 1.8 cars per household. Only 5.7% use any Public transport for work. In the extremely minor use of public transport; buses were relatively more important
than trains. The stated bars to any greater use of buses were frequency, range of destinations, reliability and cost. Walking and cycling to Yatton facilities is constrained by distance combined with narrow discontinuous pavements and safety fears.


Thus it is readily seen that development in Claverham must be very carefully considered if it is to be sustainable within the capabilities of existing, or realistically anticipated, infrastructure and facilities. Additional development will result in yet further private motorcar use.

This Plan seeks to provide positive contribution to the provision of housing without harm to the environment.

As part mitigation of the significant inevitable use of the private motorcar in Claverham there is support for renewable and low carbon technologies.

This Plan is pragmatic in supporting re-development where future use of existing developed sites can be shown to have a low/equivalent or, if possible, reduced impact on carbon emissions when compare with current use.

A particular development opportunity may arise at site PS1 as shown on Figure 7 Insert Policy Map Detail Locations to the east of the Village. The current owners and occupiers of the employment site at PS1 have publicly stated that they will vacate the site in autumn 2017.

Site Allocation Plan policy SA6 requires that redevelopment proposals of employment sites such as PS1 for non-economic (i.e. non-employment uses) should demonstrate that continuation in employment uses would not be viable.

Should the site (PS1 herein) be shown to be non-viable for employment uses, then Claverham’s residents support the controlled redevelopment of the site for viable mixed or residential use that protects and preserves the natural assets that bound the site and
heritage assets within it.

This Plan supports redevelopment within the existing developed and currently securityfenced site, such that it does not cause harm to Claverham’s community assets (i) greenfield to north/west of employment zone (ii) the Village hall and its car park car park (iii) the green and wooded area to the west of the Village Hall/south of the current security fence, herein designated LGS1 and (iv) the natural and heritage assets of site PS1. Any development must also protect the clear green space between Claverham and Cleeve that is a requirement of Policy ENV2 and also Greenbelt.

9.1 D1 - New Development General
Within the settlement boundary this Plan supports continuing the historical process of building between existing properties thereby controlling deleterious impact on nature, farmland and the overall setting of the Village, all of which are key objectives of this plan. Development provided for within North Somerset Council’s Core Strategy policy CS33 shall continue as opportunities arise provided that applications meet all relevant planning requirements.

9.2 D2 – Design of New Developments, Conversions and Extensions
The design and features of all new housing is of great importance in retaining Claverham’s village character, however there is recognition that modern design can be sympathetic whereas poor imitation is not.

Housing Character of Claverham
Excellent work from Claverham’s Village Character Statement of 2002 can still be used to describe the 5 various characters of our built environment.

• Lower Claverham (which includes the historic Claverham Court) and Brockley Way. This consists mainly of scattered farmhouses and cottages, the majority of which are of dressed stone or limestone rubble and render, with gables. It is served by meandering lanes and has several public footpaths giving access to
other parts of the village.

• Streamcross A mixture of old farm houses, cottages and some barn conversions. Again the majority are of dressed stone or limestone rubble and render with gables. Recently the render has been removed from some properties and the stonework re-pointed.

• High Street, Claverham Road, Bishops Road (which includes Court-de-Wyck) A mixture of old cottages, local authority housing and modern properties in a variety of styles, but mainly rendered.

• Hollowmead Close, Whitehouse Road, Chestnut Drive, Dunsters Road, Anvil Close, Franklin’s Way and Withymead. These are the housing estates built during 1960s 1970s and early 2000s. The styles are varied and reflect the architectural designs of the times in which they were built.

• The Moors beyond the railway bridge. There are a few cottages and farms mainly in the traditional render with gables.

9.3 D3 - Redevelopment of Site PS1.
In support of Claverham’s aims to provide for sustainable development, despite its inherently poor location and facilities, it has identified site PS1 where there have been carbon emissions for many years from manufacturing and associated transport. Provided that continuation of employment use is shown to be non-viable at site PS1, in whole or part, then redevelopment of that which is not viable for employment is accepted. Any redevelopment should be in a controlled manner complying with the conditions herein.

Development of PS1 for mixed or residential use is accepted by Claverham to be a replacement for the existing (N.B. still extant April 2017) employment development at site PS1 where engineering manufacture, employee in-commuting and other material/product transport carbon emissions could be exchanged for residential and out-commuting carbon emission. In this way Claverham will make a contribution to housing stock, and re-purpose brownfield land without significant deleterious impact on the environment. There were 272 employees on the site as of June 2015. 135 employee commuter cars are visible on satellite photo 15 August 2016. (see image below and note that at Claverham’s surveyed 1.8 cars per household this would represent at least 75 dwellings commuting).

The local resident support of this redevelopment was firmly and universally conditional upon protection of the natural and historical assets at the site. This policy is for an area to be controlled in accordance with Core Strategy policy CS33 and other relevant policies of the North Somerset development plan. Particular emphasis is placed on heritage assets and preservation of natural features, both of which are key features of NPPF. Protection and maintenance of the boundary areas of the site is important to our village community and will provide a natural setting for re-development. It currently forms an attractive and wildlife rich zone important to birds and mammals such as badgers and bats that use the zone for transit routes to feeding territory.

The PS1 site is not within Claverham’s settlement Boundary, nor is it designated in the Sites Allocation Plan, however the site has been historically developed and this policy will bring it into good social use. There are no other sites that are remotely suitable for significant development in the Plan Area and Claverham wishes for this sole site opportunity to be used wisely for part of the housing supply. The site boundaries with the retained and protected assets will naturally govern site density and natural, retained screening will control adverse impact on Claverham’s character. The houses delivered will, with an element of affordable dwellings, provide for opportunities new and growing existing families to live in our community.

 

 

9.4 DR1 – Foul and Surface Water Drainage

Protection against flooding is paramount in development design within Claverham, as historical and recent events have proven. Claverham has a history of floods, including those of 2012 (Bishops Rd, Claverham Road, Streamcross and High Street were inundated) and 2016 (High Street inundation). In the ‘North Somerset – 2012 Flood Investigations Report’ the flooding experienced in 2012 in Claverham received one the largest sections of comment.

In the Village Survey, respondents identified flooding as the most serious environmental issue to be addressed in Claverham with 70% giving it high priority. Any new development should be aware of the flooding risks in the area and must not add to this recurrent problem.


The inclusion of sustainable designs and drainage features will be required where feasible to reduce the discharge of water from developments. Provision for Long Term Storage will be required due to the nature of the receiving watercourses within the North Somerset Levels and Moors Internal Drainage Board area.

9.5 EMP1 – Local Employment
At present (2016) only very few residents of Claverham are employed locally (4%) or homework on a regular basis (6%), any increase in this marginal number would be welcome.

9.6 R1 – Renewable and Low Carbon Energy Generation
Claverham has an unavoidable high dependence on personal motor vehicle transport due to its location and lack of facilities, employment or public transport options. Claverham will support suitable local renewable and low carbon energy generation as part of mitigation of the inherent unsustainable location of our housing.