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Text Content

AN OUTLINE PLANNING APPLICATION FOR RESIDENTIAL DEVELOPMENT ON LAND OFF
INGLESTONE ROAD, WICKWAR.




CREST NICHOLSON IS PREPARING TO SUBMIT AN OUTLINE PLANNING APPLICATION FOR A
RESIDENTIAL DEVELOPMENT ON LAND OFF INGLESTONE ROAD, WICKWAR. DUE TO THE
CORONAVIRUS PANDEMIC, CONSULTATION WITH THE COMMUNITY IS VIRTUAL BOTH VIA THIS
WEBSITE AND COMMUNITY OUTREACH.


Find out more


WHO WE ARE




ABOUT CREST NICHOLSON




CREST NICHOLSON HAS BEEN BUILDING NEW HOMES FOR OVER 50 YEARS. IT IS FIRMLY
ESTABLISHED AS A LEADING DEVELOPER WITH A PASSION FOR CREATING VIBRANT
SUSTAINABLE COMMUNITIES INFORMED BY COLLABORATIVE COMMUNITY ENGAGEMENT. CREST
NICHOLSON IS A 5 STAR HOME BUILDER AS RATED BY THE HOUSE BUILDING FEDERATION’S
CUSTOMER SATISFACTION SURVEY AND HAS LOTS OF EXPERIENCE LOCALLY OF DELIVERING
THRIVING DEVELOPMENTS, INCLUDING AT CHARFIELD, KINGSWOOD AND HARRY STOKE.





THE SITE





THE SITE IS CIRCA 4.95HA IN SIZE AND IS CURRENTLY GRASSLAND BORDERED BY
HEDGEROWS. IT IS LOCATED OFF INGLESTONE ROAD, TO THE EAST OF AND CLOSE TO THE
AMENITIES OF WICKWAR HIGH STREET AND ADJOINING EXISTING RESIDENTIAL.



The site is free of any landscape designations and is generally well-screened.
It lies within Flood Zone 1 (the flood zone at least risk of flooding) and has
excellent links to the nearby settlements of Charfield, Wotton, Chipping Sodbury
and Yate.




THE EVOLVED PROPOSALS





ENGAGEMENT WITH THE COMMUNITY HAS PROVIDED THE OPPORTUNITY FOR CREST NICHOLSON
TO UNDERSTAND THE KEY ISSUES ARISING FROM THE PROPOSALS, WHICH HAS RESULTED IN A
REVISED MASTERPLAN BEING PRODUCED.




The net developable area of the site has been reduced and the number of proposed
homes has reduced to 130 and will comprise of a range of types, sizes and
tenure. It would create a well-connected, sustainable residential community with
a sensitive relationship to the existing village and deliver new open spaces to
the benefit of existing and new residents as well as Alexander Hosea Primary
School. The new masterplan shows a reduction in development on the high ground
near to the primary school building, increased buffers to the west to mitigate
the impact for current residents and a strengthened buffer to the south to
increase the bio-diversity net gain. Planting will also now sit in the public
realm to protect its longevity and the potential footpath will be re-routed.

A greater diversity of new habitats will still be provided, including tree
planting, grassland habitats and a sensitively designed attenuation basin
creating a water feature that will allow the development to deliver a net
biodiversity gain. The outline application will seek full permission for the
access into the site with all other matters (scale, layout, appearance and
landscaping) reserved for future consideration. Illustrative masterplanning work
has been undertaken to demonstrate how the site may be developed and
indicatively shows how a development may be shaped. The detailed design of the
development, including the buildings on the site, would follow at a later stage.




DOWNLOAD THE PRESENTATION THAT CREST NICHOLSON AND THE PROJECT TEAM RECENTLY
GAVE TO RESIDENTS


TECHNICAL CONSIDERATIONS




A DESIGN TEAM HAS BEEN APPOINTED TO EXAMINE ALL TECHNICAL CONSIDERATIONS
RELEVANT TO THE SITE AND THE PROPOSED DEVELOPMENT. TECHNICAL REPORTS WILL BE
SUBMITTED ALONGSIDE THE OUTLINE PLANNING APPLICATION AND WILL INCLUDE
RECOMMENDATIONS FOR MITIGATION TO BE IMPLEMENTED DURING CONSTRUCTION AND/OR
OPERATION AS RELEVANT.




HIGHWAYS



Vehicle, pedestrian and cycle access to the site would be from the continuation
of an existing spur of Inglestone Road. The development would be designed to
encourage lower vehicle speeds through a range of traffic management measures
and traffic from the development would not pass the school entrance. An increase
in traffic through the Sodbury Road/ Inglestone Road junction as a result of the
development is not anticipated to give rise to queuing at the junction.




ECOLOGY



The site will be designed sensitively to deliver a net biodiversity gain.
Currently, the majority of the land is formed by low biodiversity value
agricultural grassland, bound by a combination of mature hedgerows and a mixture
of trees. The highest value habitat are the hedgerows forming the eastern and
southern boundary which contain dormice, bats, as well as common nesting birds
and other species. The European Protected Species hazel dormouse were confirmed
present within the hedgerows. These hedgerows will be retained in full with a
generous stand-off/buffer and protected during construction and enhanced with
new native planting and management.




DRAINAGE



Two locations are identified in lower parts of the site for attenuation, with
retention of existing easements crossing the site influencing development form.




SENSITIVE EDGES




VIEWS OF THE SITE ARE GENERALLY WELL SCREENED IN THE LANDSCAPE DUE TO
VEGETATION, LANDFORM, AND EXISTING DEVELOPMENT, WITH NO VIEWS FROM THE BASE OF
THE RIVER VALLEY. THE SITE IS CLEARLY VISIBLE FROM THE OPPOSITE SIDE OF THE
VALLEY AROUND STURT FARM AND CHASE LANE AND FROM PROPERTIES FRONTING THE SITE
ALONG INGLESTONE ROAD. DEVELOPMENT ON SITE WILL FOLLOW THE NATURAL CONTOURS AS
MUCH AS POSSIBLE AND LANDSCAPE BUFFERS TO THE SCHOOL, RESIDENTS, AND OPEN
COUNTRYSIDE TO THE EAST AND NEW PLANTING WITHIN REAR GARDENS WILL MINIMISE
VISUAL IMPACT.




SUSTAINABILITY & CLIMATE CHANGE




CREST AIMS TO CONTINUALLY IMPROVE THE ENERGY AND WATER EFFICIENCY OF THEIR HOMES
AND OTHER BUILDINGS, PROVIDING APPROPRIATE RECYCLING FACILITIES TO ENABLE
RESIDENTS TO REDUCE DOMESTIC WASTE. THE IMPACT OF THEIR PRODUCTS IS CONTINUALLY
REVISED THROUGH IMPROVEMENTS TO DESIGN, MATERIALS SPECIFICATION AND WORKING WITH
THE SUPPLY CHAIN TO ENCOURAGE THE REDUCTION OF ITS OWN ENVIRONMENTAL IMPACTS.




GET IN TOUCH




CREST NICHOLSON WELCOMES YOUR INPUT INTO THEIR PROPOSALS PRIOR TO THE SUBMISSION
OF THEIR PLANNING APPLICATION. IF YOU WOULD LIKE FURTHER INFORMATION, HAVE
QUESTIONS OR HAVE HAD PROBLEMS REVIEWING THE MATERIAL, PLEASE CONTACT A MEMBER
OF THE COMMUNITY TEAM ON 07506 769 233, OR BY EMAILING
CALLUM.WARREN@TFA-LTD.CO.UK.


Take the Survey


FREQUENTLY ASKED QUESTIONS




GENERAL



What is the situation with Crest Nicholson and the land ownership?

Crest Nicholson has an Option agreement with the landowner. This is a
pre-emption to buy the site subject to it receiving planning permission.

Is there a possibility for fewer than 150 homes to be delivered?

Yes, the masterplan is currently being reviewed so that an exact number of homes
can be given but Crest Nicholson has listened to residents and will be reducing
the number of new homes it delivers on the site.

This development will be built outside of the current settlement boundary. What
are your thoughts regarding using alternative sites for development
opportunities e.g. brownfield, regenerating residential areas in disused high
streets etc?

Crest Nicholson is aware of the site’s position outside of the current
settlement boundary and have submitted the site through all of the appropriate
channels, including the Local Plan, with a view to meeting the unmet housing
need in South Gloucestershire Council. Even though this site is on Greenfield,
they believe this site is suitable for a sympathetic development.

Crest as a company build on all types of land. They have built on brownfield and
have lots of regeneration projects throughout the regions.

How will this development help new homeowners to reduce their use of
carbon-based fossil fuels for their homes and vehicles in line with national
targets?

The development will be built in line with the enhanced building energy
regulations for sustainable homes. In addition to that Crest Nicholson will be
delivering car charging points as standard and solar panels where appropriate as
they are doing on all of our schemes in South Gloucestershire at the moment.
South Gloucestershire Council also has an adopted policy on energy and
renewables which requires 20% reduction in new homes so they will also be
meeting that requirement as part of the scheme.

There are also other things that may be included in the scheme such as creating
a travel plan which encourages residents to use more environmentally forms of
transport through initiatives like cycle vouchers to purchase bikes and public
transport tokens.

Wickwar currently has a low level of support infrastructure. What facilities are
Crest hoping to include as part of the development?

It has become apparent from engagement with residents that Wickwar suffers from
a lack of social infrastructure. While they don’t consider the subject site
itself to be suitable for such facilities, they would like to continue
engagement with residents as to how else this could be accommodated and would
welcome discussions with the Local Authority at the appropriate time as to how
this might be delivered as part of CIL and/or S106 payments.

It is also considered that the additional development brought forward could
assist in the higher chances of a local shop, increased bus services and
additional facilities coming forward due to increased footfall etc.

The South Gloucestershire Local Transport Priority list includes a scheme FV50
to provide a Cycleway from Frith Lane to Peg Hill Yate for the benefit of the
Wickwar Community. Will Crest Nicholson provide funding for support of this
scheme as part of their proposal of providing appropriate supporting
infrastructure?

If that would be something the Parish Council would like to discuss then Crest
are certainly open to having that discussion. Unfortunately, it is not within
the gift of Crest to provide the cycleway as they do not control the land that
will be needed.

What contribution will the new development make towards the local primary and
secondary schools to enable them to accommodate additional pupils?

As part of any new development, Crest Nicholson will provide additional school
funding for places in early years, primary and secondary education.

They will consult with the education authority to discover the likely impact the
new development will have on the local schools’ capacity. The education
authority also funds school buses so that will also form part of their response
to us.

Will there be anything over and above your legal requirements on environmental
issues, section 106 funding and building specs?

Yes, Crest Nicholson will be including car charging points as standard and solar
panels where appropriate as they are doing on all their schemes in South
Gloucestershire at the moment.

In terms of section 106 funding, they are keen to speak to the primary school to
see if they would have any use for the green land at the north of the site. In
addition to this, through consultation with residents, they have begun to look
at the possibility of investing in a village shop.


CONSTRUCTION



How will the impact of the construction phase be mitigated for residents living
along the Inglestone Road access route, residents living adjacent to the
construction site, and the neighbouring primary school?

Crest Nicholson has built on similar schemes in villages and with a single
entrance and exit so there are tried and tested ways of managing this
successfully.

Crest will also prepare a construction management plan that will go in alongside
an application and that will set out working hours, days and other practises
such as wheel washing, noise reduction, and lighting.

This will be scrutinised by South Gloucestershire Council and amended by the
officer if they feel that is necessary.

How long do you expect the construction of the site to take?

Around three years.

How many construction vehicles will be travelling along Inglestone Road per day
during the construction phase?

This will come down to construction management plan. It is impossible to say at
this time as there is a number of different variables including but not limited
how many homes will be delivered, how long the site will take to build out, and
if it is agreed that materials would need to come in smaller vehicles.

On which days and between which hours will work be undertaken at the
construction site? And when will deliveries to the site take place?

This would be dealt with by a construction management plan which will be agreed
with South Gloucestershire Council.

Often work and deliveries take place Monday to Friday 9:00 to 5:00 and on a
Saturday morning but again, this is something that will need to be agreed with
South Gloucestershire Council.

What protections will be put in place to protect the safety of children, and
adults using this road by foot during construction?

Crest Nicholson has an excellent record of building out sites safely and
sympathetically.

There are a number of measures that can be introduced within a construction
management plan, including a restriction of large vehicles and their deliveries
during school pickup and drop off times, and for a banksman to stand along roads
at certain points to make sure contractors are driving suitably.

All of this will form part of the health and safety responsibilities Crest
Nicholson will undertake and be audited on – probably on a monthly basis by
independent auditors and South Gloucestershire Council.

Will there be noise restrictions?

A construction management plan will look at noise restrictions and put in place
requirements to reduce noise pollution. Any plan will likely include measures
such as where the compound is located and noise limiting instruments on
equipment.

How frequently will you be cleaning Inglestone Road?

In other developments similar to this, wheels of construction vehicles are
washed on site to minimise the mud that is transferred to surrounding roads. In
addition to this a cleaning vehicle will also wash the roads surrounding site
once or twice a day.

How does Crest Nicholson ensure that their development will be well-maintained?

The open space areas on site will be managed by a management company which the
new residents will pay into. Crest Nicholson has excellent landscape contractors
and an example of their work can be seen at Tadpole Garden Village, Swindon.

If, for whatever reason, work or maintenance is not done to a satisfactory
standard then Crest holds a retainer to ensure that work is carried out
properly. There is also a requirement that any trees which die or are lost
within the first five years are replaced.


MASTERPLANNING



How will Crest Nicholson mitigate against the impact of the development on the
character of the village?

Crest Nicholson believes that the success of the scheme is reliant on it
integrating itself within the existing village. They have undertaken site
visits, met with the Parish Council and have conducted a public meeting to
ensure that they have fully understood the site’s opportunities and constraints.
From this basis, the will ensure that proposals:

 * respect the existing green infrastructure (such as boundary hedges and trees)
   and offer new and reinforced landscape buffers, particularly along the site
   boundaries.
 * protect and enhance connectivity for all residents.
 * carefully consider how the built form will respond to the existing topography
   to ensure its in keeping with the immediate and wider context of the village.
 * set out clear design guidelines for the appearance of the dwellings and the
   suggested materials, based on a detailed character analysis of the village.

How will the boundary edge be protected?

Crest Nicholson will be designating land for landscape buffers along all edges
of the site. They have a variety of different interfaces along the site
boundaries, varying from existing dwellings, the school and wider countryside to
the east and south so a bespoke response will be needed in each location. The
existing vegetation within these boundaries also varies, with some areas more
heavily vegetated within established hedgerows and mature trees, and other more
sparsely vegetated. The detailed agricultural survey and work along with the
landscape architects and ecologists will ensure they tailor the approach
appropriately. These corridors will then be transferred to a management company,
who will retain ownership and responsibility for their upkeep, and ensure future
residents cannot ‘grab’ these areas and/or remove any of the planting so their
integrity is protected.

What will be the plot sizes on site?

A typical plot size on Inglestone Road is approximately 10-12m wide and 22-25m
deep. They cannot define the specific plot depths on Crest’s site until they get
into the detailed design of the scheme, which only happens at a reserved matters
application stage.

What they can say is that a similar single plot size on our site would only be
appropriate for larger 4 bed housing, and that, theoretically, a 4 bed plot on
Inglestone Road, could equally accommodate a pair of semi-detached 2 or 3 bed
houses, whilst hitting South Gloucestershire’s minimum external amenity
standards and back-to-back distances.

What will the housing density be?

The issue of density can be a misleading one. It is often seen as a measure of
how ‘cramped’ a development will be yet two almost identical densities can
create very different perceptions of built form and character.

The density of the adjoining Inglestone Road development is approximately 25dph,
as is a section of the High Street. The Inglestone Road area is dominated by
larger, detached family house with garaging. They would be looking to create a
more balanced housing mix than this, with a greater percentage of smaller 2/3
bed housing, which would automatically increase the density, but in our opinion
justifiable so, in order to create a better and more inclusive housing mix.

The conclusion from this is that whilst the density needs to be considered, and
surrounding areas assessed, a density-led approach is not appropriate at this
stage. Instead, Crest Nicholson believes that setting new homes within a robust
landscape structure and delivering a varied housing mix, will deliver suitable
density, when combined with Local Policy on minimum internal and external
amenity standards.

How can building work on site enhance the countryside walkway for users?

There is no getting away from the fact that the character of the part of the
walkway which runs through the site will change. However, Crest Nicholson
believe that through maintenance, signage and improvements they will be able to
protect the route from damage and flooding.


ECOLOGY



How will Crest Nicholson be protecting the boundary hedge?

The hedges are being fully retained within the POS and will not form ownership
boundaries of gardens. This measure is to ensure they can be managed
independently and primarily for the protection of dormice which are known to be
present.

For construction, hedgerow protection will be detailed in the Construction and
Environmental Management Plan for Ecology (CEMP: Ecology) at Reserved Matters,
which will include the fencing and buffering of all hedges and standard CEMP
pollution prevention and control methods such as appropriate storage of vehicles
and materials, management of dust etc.

There will be a measurable net gain in hedges on site, with new species-rich
hedge along the western boundaries adjacent to the school and existing gardens.
The existing hedges will also be strengthened and managed long-term as part of
the Landscape and Environmental Management Plan.

The proposed development is adjacent to Lower Woods Nature Reserve which is a
Site of Special Scientific Interest. Can the impact be minimised?

Lower Woods SSSI is located 800m east of the site (also links with Bishop’s Hill
Wood SSSI 530m south east). The SSSI’s are designated primarily as excellent
examples of ancient woodland and for geological reasons. Lower Woods is large
spanning 280ha. Both woodlands are sufficiently distant and buffered from the
majority of possible ecological pathways i.e. direct habitat loss, noise, dust
and air quality, and the development site is downstream so it is not
hydrologically linked. The assessments does identify the potential for a small
increase in visitors to Lower Woods, therefore recreational pressure has been
considered as an ecological pathway in more detail.

Ancient Woodlands can be suspectable where there are high levels of visitor
pressure, mainly through erosion of ground flora and soil compaction from
trampling causing anaerobic conditions in heavily used areas, and also from
erosion from leisure pursuits such as mountain biking, or other problems
associated with high visitor levels such as direct vandalism etc.

Woodlands such as Lower Woods that are large, away from large population centres
and well-managed with clearly marked footpaths and visitor information, result
in the vast majority of visitors using only the marked footpaths, keeping them
away from the designated features themselves, and therefore keeping the effects
of visitor pressure to a minimum. For these reasons, it is not predicated a
residential development of this size will result in an un-mitigatable
significant impact on the SSSI designation features.

What specific consideration has been given to environmental impact of the
development on adjacent wildlife habitats and watercourses?

Part of the ecological assessment was to obtain information from Bristol
Regional Environmental Records Centre on local protected and notable species
records and non-statutory designated sites (Sites of Nature Conservation
Interest: SNCIs) within 1km of the Site, SSSI’s within 2km and European Sites
within 10km. An assessment of the potential impacts of the development on these
local Sites will be provided in the Ecology Report including the Little Avon
SNCI which is linked with the site both hydrologically and via public footpaths.

The main potential impact identified to neighbouring sites was loss of
connectivity or accessibility along the Site’s boundary habitat features,
particularly in respect of dormice habitat and bat corridors which use the wider
landscape. Consideration has therefore been given to strengthening the corridors
around the edge of the site to maintain and enhance connectivity, providing
enhanced foraging habitat in these areas such as new native woodland buffer
planting adjacent to the road on the eastern boundary, wildflower meadow and wet
meadow (SUDS) creation and to ensure light spill can be minimised particularly
along the eastern and southern boundaries with adequate buffering.

What survey was carried out to determine the presence of dormouse and bats in
the field?

 * Desk Study
 * Phase 1 Habitat and Preliminary Protected Species Survey.
 * Dormouse presence/absence surveys with 50x Tube checked monthly.
 * Monthly bat activity surveys with 3-hour walked transect and 2x automated
   detector units deployed for 5x nights April – October.
 * Badger survey

Is Crest Nicholson planning to cut down any trees and will these trees be
replaced?

A full arboricultural assessment is being provided with the application.


HIGHWAYS



What specific consideration been given to transport and infrastructure in
Wickwar and connecting it with other settlements in South Gloucestershire?

Discussions with the highway authority are at an early stage.  They are aware
that there are bus services to Wotton-under-Edge and Yate that stop on Sodbury
Road/High Street.  They will be considering the potential to increase the
service and whether improvements to bus stops would be beneficial.

What transport links and pedestrian access will you provide to nearest
amenities?

The development will connect to the existing pavements and therefore facilities
that are available by design of the development.  Contributions to wider schemes
being promoted will be considered and discussed with the highway authority, such
as the crossing points identified on High Street and school bus services.

What is the anticipated impact of the new development on the volume of traffic
passing though the village via the High Street at peak times, and in total?

Traffic generation is predicted to be around 820 vehicles (total to and from the
development per day), which equated to about 82 vehicles (total to and from) in
the morning and evening peak hour, when normal peaks occur, i.e. less than 1.5
vehicles per minute on average

Will a traffic survey be carried out at a representative time?

Crest Nicholson would like to be able to undertake a traffic survey but doing so
now would be unrepresentative. Therefore, they are discussing the suitability of
surveys and existing available data with the highway authority and they will
ensure that data from the additional recent developments and proposed future
developments will be included as part of the scenario testing.

They have noted residents’ concerns regarding the unrepresentative nature of the
previous surveys carried out, as well as some of the omissions, and would like
to assure the community that this is something they will look at as part of the
ongoing work they do.

What are the suggestions for local transport from the village with the new
development?

Home to school buses alongside potentially improved bus services and
contributions to cycle route to Yate.

Even with current traffic levels in lockdown the High Street gets backed up with
traffic, what can Crest Nicholson do about this?

Crest Nicholson are looking at the way the signals operate to see whether
anything can be done to make these work more efficiently. Work to date suggests
that less than half of traffic would head that way but detailed work and
engagement with the community is ongoing to see what can be done.

What mitigating measures will be put in place along Inglestone Road to safeguard
road safety in light of the expected increase in traffic?

Currently no mitigation measures are proposed as vehicle speeds are expected to
be slow and the road of suitable standard to accommodate additional traffic.

Crest Nicholson would encourage future residents to walk their children to
school and measures can be considered such as traffic calming, or on-street
parking restriction if this is of concern.

What mitigating measures will be put in place at the junction of Inglestone Road
and Sodbury Road to relieve likely congestion at the single access/egress point?

The performance of the junction is to be considered as part of the application.
Responses to the Wickwar Traffic Management Consultation noted that the road
markings need to be repainted and is an example of what could be undertaken if
this is still a requirement at the relevant time.

What infrastructure will be in place to provide safe pedestrian / cycle access
to essential services?

There will be connections for pedestrians to connect to the existing footways
and cycling would be on street to connect the existing local roads.
Contributions to infrastructure improvements consulted on through the Traffic
Management Scheme will be considered.

How many parking spaces will be provided on site?

This is subject to the size of the houses proposed at the Reserved Matters
stage. Parking would comply with South Gloucestershire Council standards.

What will be the road and pavement widths?

This would be subject to the design at the Reserved Matters stage but at this
time they anticipate typically. A minimum standard road width of 5.5m with
potential widening to accommodate vehicle passing and potential narrowing to
accommodate design if suitable. Pavements (footways) would typically be 2m min
width.

Will the right of way through the field be open and safe for villagers during
the build?

Temporary closure may be necessary whilst the access is being constructed to
ensure safety, but the aim is for this period to be minimal. The rest of the
site construction would be phased to accommodate the retained use of the PROW.
This would require temporary diversions of the path and the agreement of SGC.

Any temporary diversions and how long for would be discussed with and require
the agreement of South Gloucestershire Council.

When did visit the primary school to conduct a survey?

Due to the pandemic, a representative survey of traffic levels around Alexander
Hosea Primary School during drop-off and pick-up times has not been possible.
The Traffic consultants have, however, visited the area during these times and
are aware of the issues residents have so far raised.

They ask that residents that have any further information on this document it
through the website. Additional sensitivity testing will be taken by transport
consultants to assess the implications on areas like Poplar Street.

What impact will the traffic in the area have on the primary school considering
the road into the site borders the school grounds?

Crest Nicholson are currently looking in to how the various parts of the school
site are used and how our masterplan will work flexibly around this. Alongside
this they are looking at the potential for traffic pollution caused by
additional vehicles from the development.

Clearly the road will have to go where it is currently situated, but as part of
our assessment work they will look at including buffers along the road,
including increased planting of trees and a variety of hedgerows.


PLANNING



Do the benefits of the scheme outweigh the harm?

Crest Nicholson and their consultant team do believe that the benefits of the
scheme will outweigh the harm. This is something that some residents might
fundamentally disagree with but in the end, it will be for officers at South
Gloucestershire Council to decide before it arrives to committee for councillors
to vote on.

As part of the consultation process, one of the things that they have tried to
establish with the help of residents is the social infrastructure that the
community in Wickwar desires and needs. They hope to assist in the provision of
these things through the normal channels alongside the application.

Can you inform us of the SGC local plan/ Government national plan policies and
clauses which this development is intended to comply with? And why is the site
considered sustainable?

Full details of the relevant policies including an assessment of the scheme will
be included within the planning statement at the time of submission however in
general, development for residential purposes on the Wickwar site would provide
considerable benefits in terms of housing supply, delivery of affordable
housing, job creation, support to the local village services and therefore the
adverse impacts of developing the site would not in our view significantly and
demonstrably outweigh these benefits.

The site is well located to the village of Wickwar and its facilities and
represents and appropriate residential site to help meet the required supply of
housing in South Gloucestershire. It is well situated to the existing primary
school and even offers the potential for expansion of the school site within the
application boundary if this was deemed necessary and appropriate.

The site can be delivered via a safe access from the existing road network and
is within easy walking distance of amenities and public transport. The land
therefore is considered appropriate for housing given that they consider there
is an absence of a 5 year housing land supply and the significant benefits that
would be derived from the proposals compared to the minor adverse impacts.

South Gloucestershire Council’s five year supply position effectively changed
overnight when the Core Strategy was five years old as the requirement shifted
from the adopted requirement to the standard method (resulting in a lower annual
requirement).

 * It is now questionable whether SGC does have a five year supply. The tests of
   deliverability (i.e. what sites can be included in the supply) are now much
   more onerous and the need to demonstrate clear evidence that the trajectory
   is robust is a high bar to pass. It is arguable that the supply is actually
   as low as 4.2 years.
 * Following the abandonment of the JSP the Local Plan is now years from
   adoption and will have to wait for the new Spatial Development Strategy (SDS)
   to be progressed. Adoption is not programmed until end of 2023 (at best) so
   there is a policy void over the next three years and SGC will have to
   maintain supply.
 * The impacts of lockdown in 2020 will have a significant impact on completions
   and housing delivery test results, and potential supply.

The NPPF is a material consideration to be taken into account in the
determination of the application. It seeks to facilitate and enable sustainable
development and growth, with a particular emphasis on meeting the profound need
to boost the national supply of new housing stock. With no five-year supply, the
relevant housing supply policies cannot be considered up to date and therefore
the presumption in favour of sustainable development is engaged.

The proposed development responds to the need for new housing in South
Gloucestershire and will seek to address the lack of five-year supply in the
area; and is hereby submitted by a housebuilder and not a land promoter with the
intention to progress a reserved matters application quickly to begin
preparation immediately on grant of outline consent.

Have you sought pre-application planning advice from South Gloucestershire
Council and will this be made public?

Pre-application advice was first sought in 2018 but Crest Nicholson are
currently re-engaging with this process ahead of submission of the application.
As with any pre-application request the matters discussed are generally
confidential however should there be written feedback at the time of submission
then this would typically be included as an appendix to the planning statement
and provide commentary as to how the comments have been addressed.

What evidence has been collected about the level and type of local housing
needed in the village? What is the proposed housing mix- 2/3/4/5 bedroom homes?

In terms of housing type and mix this is typically a matter for Reserved Matters
stage but in essence CN try to provide at least 2 or 3 house types for each
price bracket to allow a choice and also to ensure a mixed development.

However the market may change by the time they get to RM stage so it is
something that will need reviewing which the outline application allows us to
do. The nature of CN’s business means that they are able to respond to demand
and need relatively flexibly.

What proportion of the 150 homes will be affordable? What will the affordable
options be, and how will affordability be assessed?

The scheme intends to be policy compliant and deliver the policy requirement of
35% affordable housing. Further details on affordability will be guided by
policy and agreed through a S.106 Agreement which will specify the exact mix,
tenure and unit size by percentage.




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