Local Plan 2036: Issues and Options Stage

Document Section 1. North Somerset Local Plan 2036: Issues and Options Document Backwell Q20. Do you agree with the principles set out for Backwell and would you suggest any changes to these? [View all comments on this section]
Comment ID 10410369//10
Respondent Taylor Wimpey UK Ltd (DLP) [View all comments by this respondent]
Response Date 10 Dec 2018
Comment

Q20. Do you agree with the principles set out for Backwell and would you suggest any

changes to these?

2.4 Section 4.3 sets out the proposed vision and principles for developing the sites. TW are

generally supportive of this proposed vision and the majority of the design principles set out

for the Backwell SDL. However, they do question the rationale and justification of the second

design principle whereby the Council require the delivery of the new Station Road to A370

link in advance of development commencing, coupled with modifications to Station Road.

Transport Assessment modelling to support the pending planning application is indicating

that there is sufficient capacity within Backwell crossroads (with minor highway

improvements) to facilitate the additional transport movements generated by the entire

Backwell SDL.

2.5 TW would contend that there will be capacity to enable several phases of the Backwell SDL,

including the Rodney Road site, to come forward prior to the delivery of the proposed East

of Backwell link between the station interchange and Farleigh. On this basis we would

suggest that design principle 2 is changed to enable the Rodney Road and other phases of

the Backwell SDL to come forward early in the plan period based on the available capacity

identified through technical Transport Assessments.

2.6 The Backwell SDL presents an opportunity to deliver housing early on in the plan period due

to the lack of major constraints on the site and its non-reliance on significant strategic

transport infrastructure.

2.7 Section 4: Garden Villages and New Communities: Nailsea and Backwell Transport

Schemes states on Page 30 of the NLPIO document that:

“In the context of supporting the strategic development locations at Nailsea and

Backwell the emerging findings are suggesting the infrastructure could be delivered

in a phased manner in step with housing build out”.

2.8 The NLP then goes on to detail the Council’s proposed phasing for said infrastructure. As

discussed in TW’s representations to previous stages of the NLP and the JSP and above,

TW believe that early development can be achieved at the Backwell SDL, supporting initial

elements of strategic infrastructure. Early phases such as the site at Rodney Road can

support the Council to meet its housing need and maintain a 5 year land supply.

2.9 TW would support the NLP suggestion that the phasing of the infrastructure should be in step

with the housing build out at Nailsea and Backwell. We believe this is achievable and that

the delivery of Rodney Road and other early phases of the Backwell SDL in advance of the

proposed phase 1 of the transport infrastructure is feasible, because delivery of a site like

Rodney Road is not reliant on significant strategic transport infrastructure to support traffic

movements.

2.10 Section 4.3 on the NLPIO discusses the Backwell Strategic Development Location (SDL).

The Context section states:

The proposed location is to the west of Backwell on land located outside the Green

Belt. The development would need to be sensitively designed to integrate with the

village and be appropriate for its rural setting. A development of this scale would

require a new primary school, but most other local services and facilities would be

found in the existing village centre. Transport improvements are essential to support

delivery of the site in the context of the wider transport network which includes

improved accessibility to Bristol and the wider principal road network. There is a

need for improved accessibility to the rail station. This is an ecologically sensitive

area particularly in relation to greater and lesser horseshoe bats and appropriate

strategic mitigation will be required. Development will need to respect the settings of

historic Chelvey and the West Town Conservation Area.”

2.11 In response to the above, TW again wish to stress that whilst it is recognised that there are

major transport infrastructure improvements scheduled for the wider North Somerset area,

Rodney road and the wider Backwell SDL is not dependent on all of these major transport

projects coming forward.

2.12 TW are supportive of the improved accessibility to the Nailsea and Backwell railway station.

The emerging masterplan for the wider Backwell SDL proposes new pedestrian and cycle

routes which integrate with, and consolidate the existing Public Rights of Ways (PROWs).

The site at Rodney Road is very well integrated with the existing village and in close proximity

to existing facilities.

 

Summary
Suggest that design principle 2 is changed to enable the Rodney Road and other phases of the Backwell SDL to come forward early in the plan period based on the available capacity identified through technical Transport Assessments.
Attachments