Local Plan 2036: Issues and Options Stage

Document Section 1. North Somerset Local Plan 2036: Issues and Options Document Submitted Sites Submitted sites [View all comments on this section]
Comment ID 21579777//1
Respondent Taylor Wimpey [View all comments by this respondent]
Agent Savills
Response Date 12 Dec 2018
Comment

These representations have been prepared and submitted by Savills with input from Peter Brett Associates (PBA) and Barton Willmore on behalf of Taylor Wimpey (TW) in response to North Somerset Council’s (NSC) Issues and Options Document (the ‘consultation document’) and associated evidence base.

Context to these Representations
TW have a number of significant land interests within the administrative area of NSC, however, these representations relate solely to the land controlled by TW to the south west edge of Bristol, known as The Vale.

The Vale comprises circa 300 hectares of land capable of accommodating a major mixed-use new community including approximately 4,500 dwellings, employment opportunities, new schools, shops, leisure and community facilities, as well as a significant volume of public open space, in a highly sustainable form and in a highly sustainable location.

Despite promotion through the emerging West of England (WoE) Joint Spatial Plan (JSP), The Vale is not identified as a Strategic Development Location (SDL) within the draft submitted for Examination in April 2018 and remains, for now, within the Green Belt. However, TW will continue to promote the land at the Examination and through the development of the Local Plan given the credentials of the site, as explained above. A copy of the representations, submitted in response to the draft JSP, promoting The Vale as an alternative are attached at Appendix 11.

These representations should be read in the context of TW’s submissions relating to The Vale throughout the JSP’s evolution (specifically the submissions to the draft JSP, submitted in January 2018 – elements of which are appended to these representations), as well as submissions to NSC’s Pre-Commencement consultation in July 2016 and the Generating Ideas consultation in January 2018.

As explained in previous representations we understand NSC’s rationale for beginning the preparatory work for the review of the Local Plan in tandem with the development of the strategic JSP, with the caveat that any work on the Local Plan should be considered potentially abortive until such a time when Inspectors have concluded on the soundness of the JSP.

We raise this again as, since the last Local Plan consultation, the JSP has been submitted for Examination, accompanied by significant levels of outstanding unresolved objections from TW2 and a wide range of others to its core components – including the housing target, Spatial Strategy, particular SDLs (Banwell and Churchill) and infrastructure costs / deliverability. This heightens the risk associated to undertaking abortive work associated to the Local Plan.

Whilst it is the role of the JSP, and not the Local Plan, to identify the SDLs within North Somerset, the reasons and evidence behind our objections to the proposed Banwell and Churchill SDLs means that it is impossible to reconcile our in principle objections via the detail for these locations within the Local Plan – ie the locations are fundamentally and fatally flawed, regardless of detail.

For the avoidance of doubt, our key arguments against the proposed Banwell and Churchill SDLs are summarised again, as well as the rationale for The Vale as a sustainable and deliverable alternative SDL.

Structure of the Representations

The comments within these representations are structured as follows:


 Section 1 – Issues and Options consultation document
 Section 2 – North Somerset Strategic Housing Land Availability Assessment
 Section 3 – Employment Land Review, prepared by Atkins
 Section 4 – Landscape Sensitivity Assessment and Addendum, prepared by Wardell Armstrong
 Conclusions and Summary

Within Section 1, these representations follow the structure of the consultation document, however, do not
necessarily respond to the specific questions posed.

Summary
Promotion of an alternative SDL at south west Bristol called The Vale which comprises circa 300 hectares of land capable of accommodating a major mixed-use new community including approximately 4,500 dwellings, employment opportunities, new schools, shops, leisure and community facilities, as well as a significant volume of public open space, in a highly sustainable form and in a highly sustainable location.
Attachments