Sites and Policies Plan Consultation Draft

Delivering a Prosperous Economy

DM 49 - 50

Proposal for jobs and growth

Core Strategy Policy

CS20: Supporting a Successful Economy

Replacement Local Plan Policy

E/4- Proposals for new business developments within towns and defined settlements

Policy Intentions:

At Weston- super-Mare:

  • Encourage economic development and regeneration throughout Weston-super-Mare.
  • Encourage and support new business development at the Junction 21 Enterprise Area.
  • Encourage the regeneration of a number of key sites for mixed use development.
  • Support the redevelopment of sites in the Gateway area closest to the town centre and train station for commercial office development.
  • Protect Key 'safeguarded sites' for B1/B2/B8.( See Schedule 2).
  • Support existing businesses to expand.
  • Support the delivery of the employment-led strategy at the Weston Villages.

Within the other settlement boundaries:

  • Support for employment proposals provided they are of appropriate scale and character.
  • Protect Key 'safeguarded sites' for B1/B2/B8.( See Schedule 2).
  • On other existing employment areas be flexible in respect of new employment uses.

Outside settlement boundaries (See Countryside section):

  • There will be a restrictive approach to 'new' sites i.e. new greenfield developments.
  • Positive approach to conversions, redevelopment and appropriate extension of existing premises.
  • Support for redevelopment of brownfield sites.

Within Green Belt:

  • New build employment sites are inappropriate.
  • Extensions, replacements, conversions and redevelopment must not adversely affect the openness of the Green Belt.


The Government is committed to securing economic growth in order to create jobs and prosperity. These policies aim to meet the needs of businesses and support an economy fit for the 21st century. The policy approach allows greater flexibility over the use of some employment sites whilst aiming to maintain a core range of sites in the B use classes, and attracting new businesses, particularly to the J21 Enterprise Area in Weston-super-Mare.

Policy DM 49: Proposals for economic development within towns and defined settlements

Clevedon 520 4

Proposals for economic development within the four towns of Weston-super-Mare (including Weston Villages), Clevedon, Nailsea, and Portishead will be permitted provided that:

  • the proposal would not have unacceptable environmental effects or harm the character or amenity of the area or settlement;
  • individual proposals would not, taken together with existing or proposed uses, lead to the cumulative build-up of economic uses within residential areas so as to harm the living conditions of existing and proposed residents;
  • adequate space is made on-site to accommodate the servicing and delivery activities of both workers and visitors to ensure the development does not give rise to unacceptable levels of vehicular traffic, or on-street parking, to the detriment of highway safety;
  • development should be located in order to minimise travel impacts. Travel intensive uses should be readily accessible by public transport and seek to minimise the impact on the local highway network and disturbance to residential neighbourhoods;
  • the proposal in terms of jobs created, layout, scale and design makes efficient use of the site in relation to its location, accessibility and surroundings;
  • where the development is within the boundary of the new Weston Villages it also meets the requirements set out in the Weston Villages Supplementary Planning Document;
  • where the development is for a main town centre use the development also satisfies the impact and sequential tests thresholds set out in DM 64 (Town district and local centres) and DM 65 (Retail development outside defined centres); and
  • proposals for business accommodation and conference facilities should be well-related to existing or proposed business uses.

Within the Service and Infill Villages proposals would, in addition to the above, need to be of a scale appropriate to the settlement, lead to better self containment, meet locally identified needs and not undermine the council's strategy to deliver employment-led regeneration at Weston-super-Mare.

Additionally for those villages in the Green Belt Policy DM 13 (Development within the Green Belt) would apply.


Portishead 2

Policy DM 50: Allocated and safeguarded B1, B2 and B8 use class sites

Land is allocated for new business development broadly in accordance with Core Strategy Policy CS20. The Proposals Map and Schedule 2, sites for employment development, sets out the sites to be allocated and specifically safeguarded for these uses. Proposals for development on these sites will be permitted provided they fall within the B1, B2 or B8 uses classes (or on specified sites within the B1 use class).

Proposals for non B uses classes on these sites will only be permitted if:

  • they are ancillary to the main B use;
  • they have a direct relationship with the existing businesses by providing a service to the business or employees; or
  • they are very small scale and provide a supporting service for the employment uses or employees e.g. crèche, gym, café etc.

DM 51 - 52

Allocated mixed use sites  

Core Strategy Policy

CS20 Supporting a successful economy

Replacement Local Plan Policy

E3 Mixed use development

Policy Intentions:

  • To identify sites for mixed use development.
  • To set out the uses and quantum of development which are appropriate to each site.
  • To specify any specific requirements associated with that site. 


A variety of mixed use sites have been identified as part of the Sites and Policies development work. They have mixed backgrounds, some were allocated in the Replacement Local Plan, others were identified in the draft Weston Area Action Plan and others have evolved from past single use allocations.

Policy DM 51: Allocated mixed use sites

Kimberley Rd Clevedon

Land is allocated for a mix of uses including employment at the locations listed in Schedule 3 and shown on the Proposal Map. Uses should be in accordance with the proposals set out in the individual site policy and schedule. Sites in Weston-super-Mare will also be required to comply with Policies WSM 19 (Employment-led regeneration at Weston Villages) and WSM 20 (Employment-led regeneration within the Weston urban area excluding the proposed Weston Villages).

Policy DM 52: Safeguarded existing employment sites for economic use

Land and buildings used or last used for B1 - B8 uses will be safeguarded for economic uses. The suitability of the economic use will be assessed according to the criteria set out in Policy DM 49 (Proposals for economic developments within towns and defined settlements)

Uses that do not generate on-site employment will only be permitted provided that:

  • the loss of the site for economic purposes does not amount to an unacceptable impact on the range and quality of sites and premises available to meet existing and future economic needs, or threaten the diversity of small scale business, commercial and leisure uses within the town centres;
  • the site is not expressly allocated or safeguarded for B uses on the Proposal Map and in Schedule 2 (Sites for employment development); and
  • there are no other unacceptable material impacts deriving from the proposed change of use; or

(a) The proposals would lead to the removal of incompatible development, resulting in greater potential benefits to the community in terms of environmental benefits, significant improvements in the amenities of existing neighbouring residents or contribute to a more sustainable pattern of development that would outweigh the loss of employment capacity in the locality; or

(b)There is a specific requirement associated with neighbouring business uses.

Where an existing premises or site has been vacant for more than 6 months or if evidence is provided to demonstrate that it cannot be filled the council will consider proposals for a temporary use for non economic uses.

Where a change of use or redevelopment to non economic use is permitted financial contributions may be sought to offset any adverse effect on the local economy.

Where redevelopment proposals involve a mix of economic and non economic uses the employment element of the proposals should be ready for occupation in whole, or in part ahead of, or at the same time as the release of land for any other specified uses. Specific details concerning the quantum, thresholds and any phased release of land will be set out in a Section 106 planning agreement which will accompany the approval of the site.

DM 53

Royal Portbury Dock


Core Strategy Policy

CS24 Royal Portbury Dock

Replacement Local Plan Policy

E/6 Proposals for development on safeguarded land at Court House Farm

Policy Intentions:

To ensure that development of land safeguarded for port uses at Court House Farm takes account of environmental considerations and proposals for rail-based park-and-ride.


This policy rolls forward Policy E/6 of the North Somerset Replacement Local Plan and re-iterates support for the Port. Core Strategy Policy CS24 safeguards land at Court House Farm for port uses, subject to a demonstrable need that cannot be accommodated elsewhere within the Port estate. Further detailed requirements are set out below. Other constraints - a listed building, a Wildlife Site and areas at risk of flooding - are managed under other policies.


Policy DM 53: Royal Portbury Dock

The role of Royal Portbury Dock will be maintained and enhanced by providing for the expansion/intensification of port operations where compatible with Green Belt constraints.

Where need is demonstrated, the development of safeguarded land south of Royal Portbury Dock, at Court House Farm, for port uses will be permitted, subject to:

  • satisfactory environmental safeguards, including mitigation/compensation where appropriate;
  • there being no significant demonstrable harm to the amenities of residents of Easton-in-Gordano and smaller settlements; and
  • demonstrating that development would not prejudice proposals for a station and associated parking facilities off Royal Portbury Dock Road in accordance with Policy PH 3 (Proposed railway stations and transport infrastructure for the proposed Portishead to Bristol railway line).

DM 54

Bristol Airport 

Core Strategy Policy

CS23 Bristol Airport

Replacement Local Plan Policy

T/12 Bristol International Airport

Policy Intentions:

  • To ensure that, if further expansion of the Airport is required, proposals demonstrate the satisfactory resolution of environmental issues, including the impact of growth on surrounding communities and surface access infrastructure. 


Core Strategy Policy CS23 makes general provision for future development at Bristol Airport. Major development is expected to form the subject of a more detailed planning policy document, if such development is required. The Airport has no current expansion plans beyond implementing the 2010 and 2011 permissions that provide for growth up to 10 million passengers per year. The policy wording below repeats the criteria for airport-related development within the Lulsgate inset from the North Somerset Replacement Local Plan (Policy T/12), which are sufficient to deal with minor development that requires a further grant of planning permission. Outside the inset, Green Belt policy applies and it would be for the developer to demonstrate very special circumstances that outweigh the harm to the Green Belt and any other harm. Off-airport parking, also included in the scope of Policy T/12, is now dealt with in Policy DM 30 (Off-airport car parking). 


Policy DM 54: Bristol Airport

Development within the Green Belt inset at Lulsgate as shown on the Proposals Map will be permitted provided that:

  • it is required in connection with the movement or maintenance of aircraft, or with the embarking, disembarking, loading, discharge or transport of passengers, livestock or goods; and
  • environmental impacts such as emissions are minimised, and noise is not an unacceptable problem for local residents and communities;
  • it is suitably sited, designed and landscaped so as not to harm the surrounding landscape; and
  • appropriate provision is made for surface access to the airport, including highway improvements and/or traffic management schemes to mitigate the adverse impact of airport traffic on local communities, together with improvements to public transport services.