Up to 200 homes at Land Off Netherton Wood Lane, Nailsea

What was proposed

Outline permission was sought to clear existing buildings and provide up to 200 homes, open space, parking, landscaping, access and infrastructure.

“Proposal: Outline planning permission for the demolition and clearance of existing buildings and structures on site, and development for up to 200no. dwellings (Use Class C3) together with access, public open space, parking, landscaping, and associated infrastructure with all matters reserved for subsequent approval.”

Officer report

The site

The 8.41-hectare site lies west of Nailsea, includes a farmstead and agricultural land, and contains hedgerows and public rights of way.

“The site spans an area of 8.41 hectares westward of the urban area of Nailsea. It can be considered in two halves. The eastern part of the site is dominated by an existing farmstead in the gap between the Barratt Homes to the north and Taylor Wimpey Homes to the south. The site accesses on to Netherton Wood Lane to the east.”

“To the west, the site is open agricultural land. The boundaries of the site comprise mature hedgerows and other vegetation. There are public rights of way on the site including along the western boundary. Beyond the south-west corner of the site are buildings that form part of Nursebatch farm.”

Officer report

Planning history

There was no noteworthy planning history on the site, although several nearby residential schemes had planning permission.

“Outline planning permission is sought for the development of up to 200 dwellings, public open space, landscaping and associated works on the site, All matters are reserved for subsequent approval, including appearance, landscaping, layout, and access.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions, concluding that housing and affordable housing benefits outweighed the identified adverse impacts.

“In terms of benefits, the contribution to housing supply given the current shortfall must be given substantial weight. As the scheme would provide a policy compliant contribution to affordable housing, this should be given significant weight in its own right.”

“Having regard to the ‘tilted balance’ test of paragraph 11(d)(i) of the NPPF, it is concluded that the adverse impacts identified do not significantly and demonstrably outweigh the benefits of the scheme when assessed against the policies in the Framework read as a whole and with appropriate emphasis on the ‘key policies’ identified.”

Officer report

What people said

Most of 85 public comments objected, citing inadequate infrastructure, traffic, rural lanes, loss of green and agricultural land, ecology, flooding and access.

“Third Parties: 85 comments have been received.”

“Infrastructure in Nailsea is inadequate to cater for the additional population. This includes surgeries, dentists, schools, shops, roads, bus services, footpaths and cycle routes. The proposal represents overdevelopment. • Roads in the vicinity of the site are low capacity, including rural lanes, and there are likely to be accidents, for example, involving cyclists and horse riders. • The site has footpaths and local people will lose a green asset.”

Officer report

Who spoke

The town council chair, a local resident and Councillor Oliver Ellis addressed the committee, while the council’s representative presented the report.

What members discussed

Members debated the application and asked questions about highways.

“Members debated the application and asked questions regarding highways.”

Minutes

The committee’s decision

The committee refused the application against officer advice because it conflicted with policies covering transport, Nailsea development, infrastructure, rights of way and development infrastructure.

“Proposal: that the application be REFUSED contrary to officer recommendation due to conflict with Policies CS10 (Transportation and movement), CS31 (Clevedon, Nailsea and Portishead), and CS34 (Infrastructure Delivery and Development Contributions) of the North Somerset Core Strategy and Policies DM24 (Safety, traffic and provision of infrastructure, etc.”

“Resolved: that the application be REFUSED contrary to officer recommendation for the reasons stated above.”

Minutes