School recreation ground and 30 homes at Parcel 4134 Lower Bristol Road, Clutton, Bristol

The site and its surroundings

The site consisted of two undeveloped agricultural fields north of Clutton, with a public footpath, hedgerows, overhead cables and a steep fall in level.

“The application relates to a site known as 'Parcel 4131' located west of Lower Bristol Road, Clutton. The site comprises two fields situated north of the village. The first is north of Maypole Close and west of Lower Bristol Road. The other is east of Broomhill Lane. The fields are a single land holding, irregular in shape and connected by a narrow strip of land running north of Maypole Close.”

“The fields are previously undeveloped agricultural land that comprise grassland surrounded by hedgerows to the north, east and west perimeters. There is a significant fall in elevation across the fields, descending from Broomhill Lane to the east, to Lower Bristol Road to the west.”

Officer report

What officers recommended

Officers considered the school facilities, housing, affordable homes, open space and highway works would clearly outweigh the identified Green Belt and other harm.

“In conclusion, the proposal would cause Green Belt harm through the inappropriate residential development, including harm to openness and encroachment into the countryside. Substantial weight is given to that harm. However, the school sports facilities and public open space would themselves be appropriate development in the Green Belt.”

“When combined with the district's substantial housing land supply shortfall, the delivery of 30% affordable housing, the provision of new public open space, biodiversity and recreational enhancements, and the highway and pedestrian improvements, the other considerations in this case are assessed to clearly outweigh the harm to the Green Belt and any other harm identified. Very special circumstances therefore exist which justify the inappropriate housing development.”

Officer report

Who spoke at the meeting

The parish council, the applicant, a resident and the ward councillor made representations, with the ward councillor asking members to refuse permission.

What members debated

Members debated the Green Belt, sustainability, highway objections, ecology, the school playing field and concerns about maintaining public open space.

“Cllr Hounsell opened the debate and expressed the view that special circumstances had been demonstrated to allow development in the green belt as this was an opportunity to deliver the school playing field which was essential for the pupils/future pupils of the school. He moved the officers recommendation to delegate officers to permit the application. Cllr Simon seconded the motion but commented that it would be desirable if the pedestrian access could avoid Station Road.”

“Cllr Gourley welcomed the school playing field provision but expressed reservations about the maintenance of the proposed public open space. She acknowledged that the proposed housing estate was relatively small and would not be dominant in the landscape.”

Minutes

What was decided

The committee delegated permission, subject to a legal agreement securing the school facilities, affordable housing, open space, contributions and other obligations.

“RESOLVED that officers be delegated to permit the application subject to: 1. The completion of a Legal Agreement to secure: a. The prior diversion of the public right of way, approval of detailed school sports pitch proposals, delivery of the approved school sports facilities, and transfer of the relevant land to the Council before occupation of the 10th dwelling. b. Provision of 30% affordable housing, with a tenure split of 75% social rent and 25% shared ownership. c.”

Minutes